HomeMy WebLinkAboutCUP 103A; Las Flores Church of the Nazarene; Conditional Use Permit (CUP) (3)- Wd Yjg/o3
City of Carlsbad
bldg.
Music Office
Required Parking
April 1, 2003
info from your previous plans) 190 sf 11250 sf 0.76 spaces
11 (1 0.96) spaces
Mr. Troy D. Schalge
Dominy and Associates Architects
2150 W. Washington Ste 303
San Diego, CA 921 10
SUBJECT: CUP 103(A) - Las Flores Church of the Nazarene
Dear Mr. Schalge:
Thank you for submitting your revised plans for the City’s preliminary review. The Planning,
Engineering, and Fire Departments have reviewed the conceptual plans and offer the following
comments prior to your submittal of a new application for the Las Flores Church of the Nazarene.
Planninu:
1. Parking for the proposal will be calculated based on the concurrent occupancy of the various
rooms at any given time. Pastor Edwards has provided information stating that the nursery,
sanctuary and classrooms will all be in use at the same time, however the offices will be
unoccupied during those times. Based on this information, I have calculated the parking
requirements of the various assembly areas as follows:
info from your
I have not included the area of the new narthex or sanctuary platform in these calculations.
If either of these areas are used for the general assembly of the congregation at the same
time as the above uses, the parking calculations will need to be adjusted accordingly.
The following areas were not included in the calculations since the offices will not be used
concurrently while services/Sunday school is in session.
Areas not in use during services Use I Square footage I Parking ratio I Parking requirement
Offices in existing admin 1 2,551 sf (based on I 1/250 sf I 10.2 spaces
@ 1635 Faraday Avenue Carlsbad, CA 92008-7314 (760) 602-4600 FAX (760) 602-8559 www.ci.carlsbad.ca.us
You will also need to include any classrooms that are being used at the same time offices
are used. This should not be a problem since we must provide parking for the “worst case”
which would be during the church services/Sunday school.
Given that there are only 66 spaces on site, if you plan to operate as proposed, you would need to provide three additional parking spaces. As you and I discussed, it would probably
be a good idea to provide a few extra parking spaces near the northeast corner of the existing lot since you are adding square footage to the building and the neighborhood has
already stated that parking is a problem. It looks like you may be able get another five or
more spaces in that area.
2. The seven unmarked parking stalls need to be shown on the plans.
3. Show new landscaping around the addition. Additionally, some minimal landscape/
groundcover needs to be planted in the bare dirt areas throughout the site. Trees need to be
planted along the Las Flores street frontage and within the landscaped island in the parking
lot. Walkways, rather than dirt paths, should be provided from the parking area to the
sanctuary and classrooms.
4. With regard to the classroom uses that are not associated with the church (i.e., Mira Costa classes and other organizations), your existing CUP does not restrict the use of the classrooms to “church only” uses. Many other churches lease out classrooms or other areas
for social or community uses and therefore, staff would support continued use of the
classrooms. Of course, the neighborhood seems to have a number of complaints regarding
the classroom use of the site (parking and hours of operation) so we should try to
“brainstorm” what can be done to make these uses fit in better with the neighborhood. An
option may be to limit the hours of operation for the evening classes and other evening uses.
Enaineerina:
5.
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9.
10.
11.
12.
Address how storm water is collected, conveyed, and discharged from the site. The
current site plan does not indicate any type of collection or discharge system for the
parking lot.
Address what measures are/will be implemented with this project to capture and remove
pollutants in storm run-off from the parking lot.
Revise the exhibit to depict the alignment and size of the existing water line traversing
the property.
An NIA (Neighborhood Improvement Agreement) will be required for future
improvements to Highland Drive.
Revise the title sheet of the site plan to indicate no grading, if none is proposed.
Meet with the Fire Department to verify that adequate fire protection is provided for this
project. Any additional measures imposed by the Fire Department, if any, may lead to
preparation of public improvement plans or revised onsite improvements.
Revise the site plan to add dimensions to all existing drive aisles and parking stalls
(typical).
Revise the site plan to demonstrate how the site is currently served by sewer and water.
13.
14.
Fire:
15.
7
Add typical street cross-sections for Las Flores and Highland Drive.
The traffic information on sheet 1 says 'I see traffic report". The previous report
addressed a different project altogether and is not specific to this one. Please delete this
reference. Using SANDAG generation rates revise this project information to list the
existing and proposed ADT. The ADT ratio is 9/1000 sf. Based on this, the existing
ADT, using 481 3 sf of area is 43 ADT for weekday (1 72 ADT Sunday). The proposed
ADT, using 6,765 sf is 61 ADT weekday (244 ADT Sunday).
The 'Classrooms' may not be properly classified as defined in the Carlsbad Building
Code (Uniform). Please provide a letter stating the use of each room, proposed
occupant load, time (amount) of usage, and the ages of those occupying these rooms
(42th Grade or >I2 grade).
Please contact me at (760) 602-4626, if you have any questions or wish to set up a meeting to
discuss the project.
Sincerely,
I BARBARA KENNEDY, AlCP
Associate Planner
6K:bd
C: Dwayne Edwards, Las Flores Church of the Nazarene, 1400 Las Flores Drive, Carlsbad CA 92008
Don Neu, Team Leader
Jeremy Riddle, Project Engineer
File Copy