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HomeMy WebLinkAbout1994-07-20; Planning Commission; ; CUP 94-03 - HOLY CROSS EPISCOPAL CHURCH! \ DATE: TO: FROM: SUBJECT: I. • Sf AFF REPORT JULY 20, _1994 PLANNING COMMISSION PLANNING DEPARTMENT • APPLICATION COMPLETE DATE: APRIL 15, 1994 SfAFF PLANNER= ERIC N. MUNO~? ® CUP 94-03 -HOLY CROSS EPISCOPAL CHUROI -Request for approval of a Conditional Use Pennit to allow the Holy Cross Episcopal Church to operate and hold worship services in an existing suite of approximately 4,570 square feet within an industrial office complex (The Landing) at 6066 Corte d~ Cedro in the P-M Zone. The project is located within Local. Facilities Management Zone 5 in the Palomar Business Park. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3686, APPROVING the Mitigated Negative Declaration and ADOPT Planning Commission Resolution No. 3687, APPROVING CUP 94-03, based on the findings and subject to the conditions contained therein. IT. PROJECT DESCRIPTION AND BACKGROUND This application is a request to approve a Conditional Use Permit (CUP) to allow the Holy Cross Episcopal Church to relocate to an existing suite within an existing industrial office complex ·at 6066 Corte del Cedro in the Planned Industrial (P-M) Zone. A church is allowed in this zone through the approval of a CUP. All findings required for approving a CUP can be made with this project. · In addition the project is consistent with the Comprehensive Land Use Plan (CLUP) for the Palomar Airport. Because an assembly use is required, and given the proximity to the airport, interior noise mitigations are required to comply with .the CLUP. This is discussed further under th~ -Palomar Airport CLUP Compliance and Environmental Review sections of this report. Since an existing industrial office complex is involved, all buildings, setbacks, infrastructure, parking and landscaping is already in place. Exhibits "A" and ''B", dated July 20, 1994, depict the project's existing site plan layout and proposed floor plans to accommodate the church. •• • . CUP 94-03' . HOLY CROSS EPISCOPAL CHURCH JULY 20, 1994 · PAGE 2 m. . ANALYSIS Planninz; Issues 1. Can all the nee~ findings required for a Conditional Use Permit be made? Specifically: a. b. c. d. That the requested use is necessary or desirable for the development .9f the· community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed· use is tc1 be located; That the site for the intended use is adequate in size and sha~i to accommodate the use; That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested uses to existing or permitted future uses in the neighborhoc?d will be provided and maintained; · That the street system serving_ the proposed use is adequate. to properly handle all traffic generated by the proposed use. · 2. Is the proposal consistent with the McClellan-Palomar Airport Comprehensive Land ,. Use Plan (CLUP)? 3. Is the proposal consistent with the Zone S Local Facili~ Management Plan? DISCUSSION t. coNpmoNAL USE PERMIT The ~~posed church use is desirable fqr 'the development of the community by providing a plac~ where the Holy Cross Episcopal Church can maintain a church office and conduct worship services. The proposed use can be located within the existing industrial office 11ark while not overburdening public facility :{e(luirements. Since the use will only maintain a church office during the weekday daytime hours, the intent and functio~ operations of the industrial office/manufacturing complex will not be impacted or hindered •. The prqject will not ~ in conflict with any elements of the City's General Plan. The proposed three year approval is in response to the need to carefully monitor conditionally allowed/approved projects in .the P-M (Planned Industrial) Zone so that existins: or permitted industrial uses (office, ltla:llufacriuing and warehouse) will not be adver.sely impacted. The impacts of the airport's proximity to the proposed church site is ~ised ( -CUP 94-0S HOLY CROSS EPISCOPAL CHURCH JULY 20, 1994 PAGE 3 below under Palomar Airport CLUP. As is standard with all CUPs, the proposed use is subject to annual reviews which may modify conditions of approval or even disallow continuance of the use in an extreme scenario where the use no longer functions in an acceptable mann,er. The Planning Department administers annual CUP reviews Citywide. The proposed 4,570 square foot suite is currently vacant and is adequate in size and shape to accommodate the proposed church operations. As shown on Exhibit 11811, there is .adequate space for Sunday school classrooms, church office areas, storage areas and an assembly /worship area. No school or classroom activities will be permitted during the weekdays; such activities will be restricted to Sundays only~ Features necessary to adjust the proposed church use to existing or permitted future uses in the area will be provided and maintained. Since an existing industrial complex is involved, all parking, circulation aisles, setbacks, infrastructure ·and landscaping are already in place and are adequate for the church proposal. By not allowing church worship services during the weekday daytime hours, no conflicts should arise from the approval of the church for a three year time period. A ·parking study of the existing parking demands within the complex is shown on Exhibit "A". Accounting for existing office, manufacturing and warehouse uses, as well as existing tenant vacancies, a total of 176 parking spaces are required. The complex was built with 265; so there is adequate parking for the church and related worship services. Restricting worship services to Sundays, holidays and one weekday evening further eliminates parking conflicts with existing or permitted uses in the area. Another condition of approval for the church use, placed on the project by the City's Fire and Building Departments, is that the adjacent tenants will be restricted by not being allowed to have uses that require or store hazardous materials. No off-site identification or directional sigI13ge associated with the church use is permitted. The primary modifications required for the church use center around the attenuation of interior noise levels to 45 CNEL in order to comply with the Palomar Airport Comprehensive Land Use Plan (CLUP). This issue is further discussed below under Palomar Aiiport CLUP Compliance. -=- The existing circulation system serving the proposed church site is adequate and will not be adversely impacted by the allowance of the proposed church use. Access will be from Corte·_.1el Cedro within the Palomar Park Business Center. An existing off-street internal parking lot and circulation system serves the 18 industrial-office buildings/suites of the complex. The highest volume of church patrons and associated traffic will occur when the adjacent tenants and businesses are not normally open. 2. PALOMAR AIRPORT CLUP COMPLIANCE The project location is within the Palomar Airport Influence Area and is subject to the Palomar Airport Comprehensive Land Use Plan (CLUP). The CLUP specifies allowed uses for the area adjacent.to the airport and the area under the airport's influence due to flight patterns of aircraft. The CLUP also establishes a Flight Activity Zone within which no -CUP 94-03 HOLY CROSS EPISCOPAL CHURCH JULY 20, 1994 PAGE 4 . • assembly type uses may be permitted. In addition, the CLUP contains a. Comm.unity Noise Equivalent Level (CNEL) noise contour map which shows noise levels adjacent to the airport. Based on the proposed use. and proposed location for a project relative to the noise C(?ntours, the _use may be allowed, not allowed, or conditionally allowed if interior noise levels are re"duced to a certain level. · The proposed church site· is located between the 65-70 CNEL contours. The proposed s:ite is also just outside the Flight Activity Zone. Per the CLUP, an assembly use (churc:h) · 1ocated within 65-70 .CNEL c_ontours must reduce· interior noise levels, to 45 CNEL in order ·to comply with the CLUP. This involves the preparation of an interior noise study which makes-recommendations on how to mitigate noise levels to 45 CNEL. In addition, an avigation easement recorded to the satisfaction of the County of San Diego is requir,ed. These items constitute the specific mitigation measures outlined in this proje1:t's environmental review which resulted in a Mitigated Negative Declaration and are contairted in Planning Commission Resolution No. 3686 under Environmental Mitigation Conditions. Due to the proximity of the proposed church location near the edge of the Flight Activity Zone, there is an issue of land use compatibility of allowing an assembly use in die proposed location. As a result, SANDAG sent a letter as part of their review of this project stating that the church use would be conditionally compatible with the CLUP if an avigation easement is recorded and interio_r noise levels are reduced to 45 CNEL. An avigation easement ensures that the property owner and representatives are .informed that the property is impacted by aircraft overflight from the airport. Furthermore, the avigati.on easement granter is limited in the ability to litigate against the airport. A letter was also received from the Airport Manager stating that despite compliance with the CLUP with regards to an avigation easement and interior noise attenuation, the site is still too clc)se to the Flight Activity Zone to be supported. Both letters are attached ,to this repc,rt. However,. the project does comply with the CLUP and is conditioned to adequately adjust the proposed use to the subject site through the mitigation measures discussed~bove. In addition, the CUP is recommended for a three year approval (five year approvals are typical for CUPs) since there is a land us~ sensitivity issue. The required annual reviews (standard with all CUPs) will further ensure that the use is not adversely impacting_ adjac1!nt industrial/office uses; or that the church use is not adversely impacted by the airport operations. 3. · ZONE 5 LOCAL FACILITIES MANAGEMENT PLAN The subject site is located within i,ocal Facilities Management Zone S. There will be no adverse impacts on public facilities or public services created by the proposed church use at the subject site. Overall, the project is consistent with the City's Growth Managenic?nt Program. The project's compliance -with Zone S's adopted performance standards are summarized below: -- .. -· CUP 94-03 HOLY CROSS EPISCOPAL CHURCH JULY 20, 1994 PAGE 5 I FACILl1Y I IMPACTS · I COMPLIANCE wrrn-STANDARD I City Administration NIA Yes Library NIA Yes Wastewater 1.33 EDUs Yes Parks NIA Yes -Drainage NIA Yes Circulation 17 ADTs Yes Fire Station No. 5 Yes Schools NIA Yes Sewer Collection 1.33 EDUs Yes Water Distribution 290 GPO Yes Open Space NIA Yes rv. ENVIRONMENTAL REVIEW The proposed project underwent CEQA (California Environmental Quality Act) review since a use intensification (assembly use vs. office/manufacturing use) is proposed. Since an industrial office complex is involved, there are minimal impacts to the environment. The environmental review process focused on the impacts of the airport noise on the proposed use and compliance with the Palomar Airport CLUP as discussed above. A Mitigated Negative De~laration was prepared and issued by the Planning Director on May 28, 1994. Mitigation measures involve implementation of the CLUP to reduce interior noise levels and are listed in Planning Commission Resolution No. 3686 under Environmental Mitigation Conditions. ATTACHMENTS 1. Planning Commission Resolution No. 3686 2. Planning Commission Resolution No. 3687 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Form · 7. Letter from SAND AG dated May 11, 1994 8. Letter from Airport Manager (County of San Diego), dated May 16, 1994 9. Exhibits "A" -"B", dated July 20, 1994. ENM:lh June 20, 1994 AIRPORT I -I iii - -=-- City of Cartm4 HOLY CROSS EPISCOPAL CHURCH -CUP 94-()3 ' ' -BACKGROUND DATA SHEET - CASE NO: __ c __ u __ P_9._4.,_-0=3.:..--------------------- CASE NAME: HOLY CROSS EPISCOPAL CHURCH APPUCANT: ROBERT HARO (PROPER'IY OWNER) REQUEST AND LOCATION: Locate the Holy Cross Church to an existing suite of approximately 4,570 square feet within an existing industrial office complex at 6066 Corte del Cedro. · · LEGAL DESCRIPTION: Lot 11 of Map No. 9973 as recorded on January 16. 1981 in the County of San Diego. APN: 213-080-11 Acres NIA Proposed No. of Lots/Units .... N ... / __ A ____ _ (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation Planned Industrial (PI) Density Allowed NIA Density Proposed -:.N.:.r./.:.,A.__ Existing Zone P-M Proposed Zone __ P_-M _____ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site North South East West Zoning P-M P-M P-M P-M P-M PUBLIC FACILITIES Land Use Church Office (no assembly)/Vacant Suite Office/Warehouse Office/Warehouse Office/Warehouse Vacant Suite School District Carlsbad Water District __ c __ ar __ l __ sb __ a __ d_ Sewer District NIA Equivalent Dwelling Units (Sewer Capacity) _.1""".3..,.3--=ED ..... U=s=---------------- Public Facilities Fee Agreement, dated -:N=/-=-A=---------------- ENVIRONMENTAL IMPACT ASSESSMENT .K_ Negative Declaration, issued May 28, 1994 (Mitigated Neg. Dec.) _ Certified Environmental Impact Report, dated ___________ _ Other,-------------------------~~ ENM:lh · • -CJTY OF CARLSBAD GROWIH MANAGEMENT PROGRAM LOCAL FACIIITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTI1Y AND IMPACT ASSESSMENT: FILE NAME AND NO: Holv Cross Episcopal Church • CUP 94-0~ LOCAL FACIU1Y MANAGEMENT ZONE: _.5_ GENERAL PLAN: ...,P.._I _____ ZONING: DEVELOPEll'S NAME: ...,.R_ev....__. W.......,illi ..... ·am...,· _M ..... og ..... ·....,wn ... • -------------.....----------+ ADDRESS: 7792 Falda Place, Carlsbad, CA 92009 PHONE NO: (619) 944-4538 ASSESSOR'S PARCEL NO: __,21_3 __ -0..,,8 .. 0_.-1_1 ___________ , QUANTI1Y OF LAND USE/DEVELOPMENT (AC., SQ. Fr., DU): __ 41.U,s_z.x.o.-:sg ..... ·.&,lftl,I,,,, ----•---4 ESTIMATED COMPLETION DATE: _F_.all.....,199,__4,.__ __________________ ....,..... m quare ootage •. B. Library: Demand in. Square Footage • NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) NIA D. Park: Demand in Acreage.• NIA E~ Drainage: Demand in CFS • NIA Identify Drainage Basin • NIA (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs • rr=:- (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. • _s_ H. Open Space: Acreage Provided • NIA I. Schools: NIA (Demands to be determined by staff) J. Sewer: Demand in EDUs • 1.33 Id.entify Sub Basin • NIA '(Identify trunk line(s) impacted on site plan) .I(. Water: . Demand in GPO -290 L. The project is N/ A units N/ A the Growth Management Dwelling unit allowani:e. I i _j - City of Carlsbad -µe;,;,;;,t .•• zg.so;,,,4,J. DISCLOSL'RE STATEMENT .:.;::ict,.C~NT-s s~ ~ -='-4E ... "T' -:;: ::sc:.:St..FIE o, ce1::ru1N OWNEFISMIP ,NTEFIES'T'S ON •w. A.PCll.!CATlCNS Nl-i1Ci.. Nl\.i., ::e-~i...-=e :.sc~ET'C/1;~;:w •c-:-:c!'-1 CN -.. e =•FIT c, 'rlo4! C:TV COI..NCIL. CA ANY APIIOINT!C SOAAO. COMMISSION CR c:MMrree. r''ease PMr) Tha following 1ntormation must ce disclosed: 1 . Applicant List the names and addresses of all persons naving a financ:iat inter•st in the application. Hol~ Cross Episcopal Church 767 B El Camino Real Gar1sbad, CA 92009 2. Owner List the names and addresses of all persons having any ownership interest in the property involved. Robert B Haro P·,o, Brnc 92 Cardiff. CA 92007 3.-If any person identified pursuant to (1) or (2) above is a c:orporation or partnership, list the names anc addresses of all individuals owning more than 10% of the share, in the corpc,ration or owning any partnersn1p interest in the. partnership. · OONE 4. If any person icJeutHl•d pursuant to (1) or (2J above is a non-profit organiZation o, a trust, list the names and addresses of any person serving u officer or directo, of the non-profit organiZatiOn or u trustH or cenetic1a~ of the trust. The Rev. William N. Mcguin Vicar, Holl cross Episcopal Church 7792 Falda Pace Carlsbad CA 92009 ' FRM00013 8190 2079 Laa Palma• Orive • Carlsbad. California 92009~59 • (819) 43a-11e1 • - Cher) 0isclo1ur• Statement Page 2 5. Have you nad rrcre tran $2!0 worth of ~usiness transacted w,tn any member of· City $tatf. 3car:s · Ccmm,ss,ons, Comm,ttaes and Council w1tn1n tn• past twelve months? Yes _ No L 1t yes. please indicate person(s) _____________________ _ ---------------------------------------·- ""'9" ,, dtfir,ed ·u: 'Any ,r,dr,,1d1.1a1. firm. coowett,,,o, 101m "'""""· woc,auo"· toe•• tt.,a, ,,_,,, .. o,9a,,1aatao". coroo,1110". t1t111e :r•.st. 'Kt111tt. 1yr,C11catt, tl'lla .,,Cl .,,., o,,,., COl.l"IY• Cl1'f .,,Cl co1.1nty. Cl1'f m1.1n1c1paiS1y, Ch"'1Ct 0, --DOIIIIC• ll.ll:ICINll!Of\, Qt 8"Y o,,,., ;ro1oo or :0ma,r,111on ec11n; u 1 "'""' • iliQ!i: Attach a_dditional pag~ as necessary.) Signature of Owner/date ?rint °' type name of own• PALOMAR LOT 10 BUSINESS CENTER ASSOCIATION, a California nonprofit corporat.ion ax;~ , . : '>1 ~MTV R.E. •P c•~N '-"t · . P,.,.~•~6 lf/lf;II ~cflt7Y "'-v,v t ~ / f>,f"fE . Date: ef/3,/~f ~7 Gary W. Molelle, Chairman of the Board fa.ii"( •.R Ty l'E: /V"f,.,e Ss-0(.U/\lf'R_ FRM00013 · 8/90 May 11, 1994 Eric Munoz City of Carlsbad - 2075 Las Palmas Drive-. Carlsbad, California ~009-1576 SUBJECT: Holy Cross Episcopal Church Dear Mr. Munoz: - San Diego · ASSOCIATION OF _ GOVER~~IENTS Suite 800, Fir.st Interstate Plaza 401 B Street San Diego, California 92101 (619)595-5300 Fax (619)595-5305 ;~'• •' •I• ·"'-' -~ .· ... ,. -: '·--) SANDAo· staff have reviewed the proposal to construct an office and church on lot 11 at 6066 Corte del Cecfro. The proposed site is located within the McClellan-Palomar Airport Influence Area. The site is between the 65 and 70 Community Noise Equivalent Level (CNEL) noise contoun. SANDAG's Airport Land Use Commission rules_ and regulations authom.e staff to make a determination if the proposal is clearly consistent with the Comprehensive Land Use Plan. The following comment has not been reviewed by the SANDAG Board of Directors serving as the region's Airport Land Use Commission. · The proposed office and church will be a conditionally compatible land use with the McClellan- Palomar Comprehensive Land Use Plan (CLUP) if an avigation ea.semes:it from the property owner is recorded with ~ County of San Dieao, as the airport operator, and the City of Carlsbad. The purpose of the avigation easement is ·to i;nsure that the property owner and representatives are informed that the property is impacted by aircraft overflight from the airport. Also, the f~ should be attenuated to an interior noise level ot 4Sdba. · Thank you for allowina SANDAG to participate in-the City's review process. If you have any questions rf"2Se call me at 595-5372. Sincerely, }odz. )(~ JACK KOERPER. Special Projects Director JK/dab . . cc: Robert Olislagers, Airport Manager MEMBER AGENCIES: Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitu, EscondldO, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway, San Diego, San Marcos, SantH, Solana Beach, Vista, and County of San Diego. ADVISORY/LIAISON MEMBERS: California Department of Transportation, U.S. Depa11ment of DtftnM, S.O. Unified Port District, and Tijuana/Baja California. • - <llountll of ~nu ~iego DEPARTMENT OF PUBLIC WORKS (819) SM-2212 FAX (8191 211'°4e1 LOCATION CODE S50 !5!5!1!1 OVERLAND AVE. SAN Ol~GO. CALIFORNIA 92123-129!5 May 16, 1994 Mr. E"fic Munoz City of Carlsbad 2075 Las Palmas Carlsbad, CA 92009 FILE #CUP 94-03; HOLY CROSS EPISCOPAL CHURCH Dear Mr. Munoz: COUNTY ENGINEER COUNTY AIFIF'OFITS COUNTY ROAD COMMISSIONER TRANSPORTATION ()PERATIONS COUNTY SUR'IEYOR FLOOD CON"rFIOL l.lOUIO WAST! SOLID WAl)TI! Thank you very much for .the opportunity to comment on the application for a Conditional Use permit for ·a church on lot 11 at.Corte Del Cedro. This location is directly across the street from the airport and within ~he Airport Influence Area. It falls outside the Flight Activity zone by the width of the stre&t.· The Flight Activity zone is so designated due to the higher probability for accidents to occur in such areas. High concentrations of people are not recommended within Flight Activity Zones. · While the airport 6annot legally prevent the applicant from proceed'ing with the scheduled . project, staff believes ~t the accident. potential may be only slightly lower at the propos11d site than within the actual Flight Activity zone. The proposed site li~s directly under the flight path taken by an ill fat•d flight not more than one year ago, in.which the pilot and copilot were injured. The crash occurred less than 500 feet from the proposed site. In addition to accident potential, the noise generated by aircraft performing engine run-ups, particularly on Saturdays and Sundays, may adversely impact quiet worship. While constructi.on criteria may lower the indoor CNEL to State standards, it will not adequ~tely diminish single noise events, which by virtue of the CNEL average might lead one to believe otherwise. " Mr. Eric Munoz Page 2 May 16, 1994 Airport •taff highly recommends that, while the proposed site is adequate for many uses, it is not r·ecommended for a church site and ~equests that the applicant reconsiders its options. Should the City neverthe~ess approve the application, pursuant to the recommendations by SANDAG, request Avigation Easement be recorded on behalf of the County. staff, that an Please do not hesitate to contact me at 431-4646 should you have any questions regarding the above. Sincerely, ntt~~ Robert P. Olislagers, A.A.E. Airport Manager cc: John A. Miller, Asst. Deputy Director Jack Koerper, SANDAG _ .......... --· ........... .. I& .... ........ ........ ....... ........ 11,,1 ..... ... a.-• ........ ......... .......... ...... ,.. ·-···-· .......... 11,u,.an• ...... -• ., ........ ............. ..._.,UMII•••..,._~ ....,..._ .............. . .......... --,..c---_ ... ,, ..... , . ., .... ,. .. -··-··-.. , . ..... • ··-• • a.-• ..... • ... .. -• ··-• ··-• ... .. -~ ,;hr ., ... ----: .................. ,--. ......... ........ -....... .., .... ............. ___ ...., ..... ...... ~----.................. -., ..... ,. -• ··-..--··-··-. ..... . .... .. -..-.tiff - ......... I CUP N-01 ... -4 ..,., ... -- GENERAL INFORMATION Summary Table (3/ 1/94} OWNER: Robert B. Horo P.O. Box 92. Cordill, CA 92007 OIWER ASSOCIATION: G C Pro~rties. Inc . 2152 Dupont Dr. lr•1ne CA 9271:i 1. Addr1u: 6066 Corte dol Cedro, Carlsbad CA 92009 Pon:el No. 213 OIIO 11 Loi 11 ol Carllbod Traci 80-27 2. Site Acreage : 7.2 l. E~iebn<j Zone & lond UN: PW & Pl .. Pr--lond U..: l-Bldg. for ChU<ch 5. ,_ Bldg eo-.,.., Jll,750 Sq. rt I. ~ S.-• FOfllove: 4,570 7. Percent ~~: E•ialin<J 8. -ol Por•in<J 5pocH· Required: 176 Prowtde<I: 265 Required for Pro,-cl: -~ Office: 687 sq.II /2f>O = J SJ)<Jces Sunclo1: No. of -• • 196/5 • l9 Spaces 9. No G<odinCJ Propo .. d 10. --Ooily lrollic: 17 AOT SAH™G Traffic C.nerotion Rotes: 9/ 1000 sq II Cllwcll = 1852 sq It. /·1000 = 1.85 x 9 = 16 6!i Ali! EXHIBIT "A" JULY 20, 19,94 ' ---··-,, ....... --- -- j , • -------· ------ --- 1e,•-t,• D ALTAR ii I ., 4--~'===4==~~::!!===~ _______ , GUP q4-03 FLOORSPACE 4510SQ. FT -- Ir AL BUILD/NC ~ D6SICN L---------------------------:E::X;:_Hl:B::IT;:;"B:"-~Jl;ILYY220, 1994