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HomeMy WebLinkAbout1974-08-13; Planning Commission; ; CUP 99 - ST PATRICKS CATHOLIC CHURCHTO: C !TY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT August 13, 1974 PLANNING COMMISSION REPORT ON: CONSIDERATION OF CONDITIONAL USE PERMIT CUP-99 CASE NO: APPLICANT: DIOCESE OF SAN DIEGO, ROMAN CATHOLIC BISHOP C:-' <:;AN DIEGO c/o THOMAS BRIODY P. 0. BOX 249 CARLSBAD, CA. 92008 I. REQUEST: The applicant is requesting approval of a Conditional Use Permit to allow construction of a Church; Multipurpose Center and Rectory on a 1.9 acre site located on the west side of Adams Street approximately 265 fe~t north of its intersection with Tamarack Avenue. II. RECOMMENDATION: Staff is recol1lllending APPROVAL OF CUP-i based on the following justification: (1) The proposed use provides a desirable and necessary service to the corrmunity. (2) hhe use is central to the Citizens which it serves) and is '-c-~mpatible with the neighborhood in which it is located. (3) (4) \ •• (5) The si'.:-~ is adequate in size and shape to accommodate the proposed use. Landscaping, walls and setbacks will help ensure the project's compatibility to eAisting or permitted future uses in the neighborhood ~,here it is located. The street system serving the project;is adequate to properly handle all traffic which is expected to be generated. Recommended Conditions of Aporoval (l) The approval is granted for the land described in the application and ony a ttachmeri ts thereto, and as shown on the p 1 ot p lar. sub- mi ttcd labeied Exhibit A. The location of all buildings, fences, signs, roadways, parking areas, landscaping,_ and other facilities or features shal 1 be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design as shown on the elevation plans labeled Exhibit B. (2) The applicant shall process and record a parcel map consolidating the lots on which the project will be built prior to issuance of building permits. (3) Prior to final parcel map approval, the applicant shall make an offer of dedication and enter into a future agree- ment to improve Tamarack Avenue based on a 46 foot half- width. (4) Prior to occupancy, the applicant shall improve Adams Street based on a 30 foot half-width ana 40 foot curb to curb dimension, to City Standards. (5) One on-site fire hydrant (City Drawing W-1) shall be in-stalled prior.to commencement of construction at the rear of the proposed structure. It shall be served by a public water line extension, having an alignment and capacity approved by the Fire Department and City Engineering Department. (6) All requirements of any law, ordinance or regulntion of the State of California, City of Carlsbad, and any other governmental entity shall be complied with. (7) No signs or advertising of any type whatsoever shall be erected or installed until plans therefore have been approved by the City of Carlsbad. (8) Prior to obtaining a building permit and within 30 days hereof, the applicant shall file with the Secretary of the Planning Corrmission written acceptance of the conditions stated herein. •· ,,i . (9) Any mechanical and/or electrical equipment to be located on the roof of the structure shall be screened in a manner acceptable to the Planning Director. Det~iled plans for said screening shall be submitted, in t~iplicate, to the Planning Director. Detailed plans for said screening shall be submitted, in triplicate, to the Planning Director. (10) All lighting shall be arranged to reflect away from adjoining properties and streets. (11) All outside storage areas shall be screened from adjacent property and streets. {12) (13) An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a.fence and/or wall or sufficient height to adequately sh~ld the area. Said fence and/or wall shall include a solid gate. _,.1 _ • itttlw~ -riu a10utiti-. aJ.k~ A detailed landscape and sprinkler plan,preparetl by a land-7' scape architect, shall be submitted to the City of Carlsbad ofpct, for consideration a.~d approval._• , . , ,d'X.,4~ ;:.r~ . . ·. . • ' ; ' ; • . P. f '1.l{ P:>=,s,::: (14) All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. (15} Prior to final occupancy, compliance with and execution of all conditions listed hereon shall be necessary, unless otherwise specified. Deviation from this requirement shall be permitted only by written consent of the Planning Director. (16) This application shall be reviewed by the Planning Commission at 5 year intervals to ensure that all conditions of the Conditional Use Permit have been met. ( 17) Outdoor activities which may generate 1arge amounts of noise and traffic such as carnivals, bazaars, etc.) shal111.J+- be held on the ~~7f.l:::i'c,ld~lom~'b::irtu::'lfartn:<!'t>''tlnn,,-ct.lilt:;... parish center site. (18) Unless the construction of the structure or facility is commenced not later than one year after the date the approval is granted and is diligently pursued thereafter, this approval will automatically become null and void. III. BACKGROUND: A. Legal Description: A portion of Tract No. 236 of Thum Lands according to Map 1681 filed with the San Diego County Recorder. B. Location: On the west side of Adams Street approximately 265 feet north of its intersection with Tamarack Avenue. C. Size: 1.9 Acres D. Building Area: E. Coverage: 22% Parish Center -13,747 sq. ft. Rectory -4,734 sq. ft. F. ~.I.R. Finding: The project was declared to have a non-significant impact on the environment for the reason that it is readily accessible to the residential areas which it will serve and also because the lot is large and in an area which,. by General Plan definition, is suited for a church facilftv. Existina -R-1-7500 and R-3 Adjac~nt -No~th: R-1-7500 South: R-1-7500 & C-1 (P.P.) East: R-1-7500 West: R-1-7500 & R-3 H. General Plan: The adopted General Plan sets forth the following locational criteria for churches: The church would serve a per unit population of 1,500 ~-. :'~?{J!{!J~~i-" tf~Y;; /i < .. ,:,,.: ':· :i~-\ .•. , Church sites sho~ld)e'l-1/2 acre minimum in size; '1,.;.;,:, \,,,J~~;i,;:,>.~';£~.;:~i• ... •• '-'-'~=-----;.... (3) The church should ~e lor.ated central to its service range; (4) The site should be on a secondary or collector street and provide good access to other parts of the city; Staff feels that these criteria are being met with the subject application. The present population per church ratio in Carlsbad is 2700 population per church. The site is proximate to the freeway and Tamarack, which serves as an arterial. Both Adams and Pio Pico, by virtue of their terminus at arterials, length, and design capacity function as residential collector streets. The church would be central to the established non:~western quadrant of Carlsbad. IV. DISCUSSION OF SPECIFIC ITEMS A. Circulation: The primary access to the church will be from Adams Street, which the City has designated as a residential collector. A secondary access will be the driveway from Pio Pico through the St. Patrick's School site. In evaluating the circulation, Staff has determined that internal and external road systems at their proposed widths will be adequate to accommodate traffic generated by the project. The project may increase traffic volumes on Adams north of Tamarack by up to 50%. With the required street improvements, however, this additional traffic can be physically accommodated. The project will not change the function of Adams north of Tamarack since that was pre-determined by Adams length, the feeding of s~aller residential streets. on to Adams and its intersection with the collector at Chestnut. The increased traffic on Adams will probably be noticeable to the residents of that street, but this will be partially offset by the fact that church related traffic will be at peak hours when residential traffic is low {i.e., on Sur.days and evenin~s.) Actual trip generation is difficuit lo orzdict, but it is probable that the proposed use would gcneratelOOO trips per week, as oppose<l to ~sao trips per week, if the property were to be used for single family residences. B. Effect on Residential Neighborhood: The proposed use will undeniably increase noise and activity in the neighborhood where it is located. The degree to which this will annoy or inconvenience residents is difficult to predict. However, the applicant has obtained signatures of some 43 residents who reside near the project site, stating their approval of the project. A copy of the petitions has been attached. Staff will be requiring a full landscape plan for the project prior to issuance of occupancy permits. Landscape screening will help shield the activity onsite, but will do little to attentuate noise from the project. •; .. Ji~&/;: ·.~.· Staff is also recom11ending as a condition of approval that intensive activities which are not normally part of ongoing church functions (such as bazaars, carnivals, etc.) be restricted to the St. Patrick School site so as to minimize noise and con- gestion in the residential neighborhood and adverse impacts on Adams Street residents. C. Parki~g: The Municipal Code requires that church facilities provide parking at a r~tio of l per 6 fixed seats or one for each 100 sq. ft. assembly area. The applicant shows no fixed seats, so Staff can evaluate only on the basis of square footage assembly area. The main church facility has about 6,000 sq. ft. assembly area. The applicant is proposing 107 parking spaces, which is well in excess of that required for the chu.-ch and rectory. D. Project Design: The central core of the project will consist of a parish center with auxiliary meeting rooms, library, storage, work rooms, etc. In front of the parish center and adjacent to Adams Street will be an amphitheatre. Improvement plans should show adequate drainage appurtenances for this Amphitheatre. Also, the Commission may wish to restrict sound amplification of any activities in the amphitheatre, so as to minimize any noise impacts on the neighborhood. The rectory will have four sleeping rooms, kitchen facilities and garage parking for 3 cars. A small detached unit will be provided for the Pastor. ATTACHMENTS: Petition dh/mc