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Home My WebLink About2000-11-15; Planning Commission; ; SDP 00-06|CUP 00-06|CDP 00-09 - DAYBREAK COMMUNITY CHURCHThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: November 15, 2000 Application complete date: February 14, 2000 Project Planner: Michael Grim Project Engineer: Frank Jimeno SUBJECT: SDP 00-06/CUP 00-06/CDP 00-09 - DAYBREAK COMMUNITY CHURCH- Request for a Site Development Plan, Conditional Use Permit and Coastal Development Permit to allow the construction and operation of an 11,620 square foot church and daycare facility within Aviara Planning Area 32B, generally located at the southwest corner of Poinsettia Lane and Ambrosia Lane, in Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4868, 4869, and 4870, APPROVING Site Development Plan SDP 00-06, Conditional Use Permit CUP 00-06, and Coastal Development Permit CDP 00-09, based upon the findings and subject to the conditions contained therein. II.INTRODUCTION The proposal involves the construction and operation of a church and daycare facility within Planning Area 32B of the Aviara Master Plan, located on the southwest corner of Poinsettia Lane and Ambrosia Lane. The proposed 11,620 square foot, one-story building would contain an auditorium and related rooms for worship and five classrooms for day care and Sunday school education. The building and site design comply with all applicable regulations and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND Daybreak Community Church is requesting approval of a Site Development Plan, Conditional Use Permit and Coastal Development Permit to allow the construction and operation of a church and daycare facility in Aviara's Planning Area 32B. The Aviara Master Plan requires the approval of a Site Development Plan prior to development of any planning area and the Zoning Ordinance requires a Conditional Use Permit and Coastal Development Permit for churches in the City's Coastal Zone. The project site is located at the southwest corner of Poinsettia Lane and Ambrosia Lane and is designated Residential Medium Density (RM) in the City's General Plan. The site is zoned Planned Community (P-C) and is located within Phase III of the Aviara Master Plan. To the north, across Poinsettia Lane, is the Zone 19 Community Park site (Planning Area 32). To the east, across Ambrosia Lane, is the Jefferson at Aviara apartment complex (Planning Area 18). South of the project site is an open space for Planning Area 21 and west of the site is vacant land within the Zone 20 Specific Plan area. The project site is currently graded in accordance with the grading for the Master Tentative Tract Map for Aviara Phase III (CT 92-03). All facilities (such as sewer, storm drain, roadway o SDP 00-06/CUP 00-06/CoWo-09 - DAYBREAK COMMUNITY^HURCH November 15, 2000 Page 2 improvements) have been installed and are available for the project site, which would gain access off of Ambrosia Lane. A 100-foot wide major power transmission line easement, held by SDG&E, traverses the southwest corner of the property. A transmission tower and access road also exist on the project site and the project has been designed to maintain access to this tower. The proposed church/daycare facility would be contained within one building totaling 11,620 square feet. As shown on Exhibits "A" - "G", dated November 15, 2000, the building would contain a 480-seat auditorium with stage, five classrooms/daycare rooms (for up to 100 students), administration offices, storage areas and restrooms. The architecture of the building would follow the Mediterranean/Spanish Colonial theme of the Aviara Master Plan, with stucco exteriors, columns, and a clay tile roof. The proposed architecture and site plan has been reviewed and approved by the Aviara Architectural Review Board. The building would measure 29.5 feet in height and would contain a small roof-top equipment well for roof-top appurtenances. The Daybreak Community Church proposal is subject to the following regulations: A. General Plan; B. Local Coastal Program; C. Aviara Master Plan; D. Parking Ordinance (Chapter 21.44 of the Zoning Ordinance); E. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance); F. P-C - Planned Community Zone (Chapter 21.38 of the Zoning Ordinance); G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); H. Zone 19 Local Facilities Management Plan. IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan The Daybreak Community Church project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the church/daycare project are the Land Use, Circulation, Housing, Public Safety and Open Space and Conservation elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. SDP 00-06/CUP 00-06/CD November 15,2000 Page 3 DPi00-09 - DAYBREAK COMMUNITYTHURCHYTK TABLE 1 - GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Objective or Program Proposed Uses and Improvements Compliance Land Use Site is designated for Residential uses with a medium density (RM). Provide for a sufficient diversity of land uses so that schools, parks and recreational areas, churches and neighborhood shopping centers are available in close proximity to each resident of the City. To ensure that new master planned communities and residential specific plans contribute to a balanced community by providing, within the development, adequate areas to meet some social/human service needs such as sites for worship, daycare, youth and senior citizen activities. Churches and daycare facilities are conditionally allowed in residentially designated areas. No other church or daycare sites exist in the immediate area therefore provision of such will bring these uses closer to nearby residents. Planning Area 32B is set aside for church and daycare uses to ensure their existence within the Aviara Master Plan community. Yes Yes Yes Circulation Require new developments to provide safe, adequate and attractively landscaped parking areas. Proposed development includes parking area designed in accordance with City Standards and Landscape Manual requirements. Yes Housing Achieve a balance between the numbers of local jobs created relative to the availability of housing. Project is conditioned to pay non- residential linkage fee if adopted prior to the issuance of building permits. Yes Open Space and Conservation Minimize environmental impacts to sensitive resources in the City. Project maintains existing amount of native habitat, and erosion control during grading reduces sedimentation of the lagoon. Yes Public Safety Design all structures in accordance with the seismic design standards of the UBC and State building requirements. Provision of emergency water systems and all-weather access roads. All buildings will meet UBC and State seismic requirements. All necessary water mains, fire hydrants and appurtenances must be installed prior to occupancy and all- weather access roads will be maintained throughout construction. Yes Yes SDP 00-06/CUP 00-06/CD November 15,2000 Page 4 m0-09 - DAYBREAK COMMUNITY'TOUR'.CH B. Local Coastal Program The Daybreak Community Church- Aviara PA 32B site lies within the Mello I segment of the City's Coastal Zone and is subject to the corresponding land use policies and implementing ordinances. The implementing ordinances for those portions of the Mello I segment within Aviara are contained in the Aviara Master Plan. This section addresses only conformance with the Land Use Plan since implementing ordinance conformance is addressed in Section C below. The policies of the Mello I segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The land uses allowed through the LCP segments are the same as those allowed through the Aviara Master Plan, therefore the proposed church and daycare uses are consistent with the LCP. All steep slopes with native vegetation were preserved through the tentative tract map for Aviara Phase III (CT 92-03) and no encroachment is proposed with the church construction. The current erosion control standards of the Engineering Department will be maintained throughout the project site to deter erosion and potential lagoon sedimentation. In addition, grading is limited to the non-rainy season (April 1st to October 1st). No agricultural lands exist on the project site, therefore no impacts to such will occur. The project site is located 0.19 miles from the Batiquitos Lagoon and 0.39 miles from the Pacific Ocean, therefore no existing or future coastal access routes exist through the site. No significant visual resources exist on or near the graded project site. Given the above, the Daybreak Community Church project is consistent with the Mello I land use policies. C.Aviara Master Plan Development within Planning Area 32B is required to follow the use allocations and development standards of the Aviara Master Plan. An analysis of the project's conformance with these use allocations and development standards is contained in Table 3 below. TABLE 2 - AVIARA MASTER PLAN CONFORMANCE Master Plan Requirement Proposed Plan Compliance Use Allocation: Church and daycare uses.Proposed uses include church and daycare facilities. Yes Building Height: 30 foot maximum.Proposed building is 29.4 feet above existing grade. Yes Setbacks: 50 feet from Poinsettia Ln. 30 feet from other planning area boundaries. Proposed building and parking is a minimum of 50 feet from Poinsettia Lane. Proposed structures and parking are located a minimum of 180 feet from the boundary with Planning Area 21. Yes Yes :DTCSDP 00-06/CUP 00-06/CDP 00-09 - DAYBREAK COMMUNIT November 15, 2000 Page5 'YTI:HURCH Given the above, the proposed Daybreak Community Church proposal is consistent with the Aviara Master Plan. D. Parking Ordinance The parking requirements for development projects are contained in the Chapter 21.44 of the City's Zoning Ordinance. The parking for churches is based upon the sum of all proposed uses within the facility. The three uses within the Daybreak Community Church proposal are public assembly, private school and administration offices. Table 3 below indicates the amount of each of these uses, the parking requirement for each use and the provision of parking proposed by the project. It should be noted that, of the 209 parking spaces, 40 spaces are either completely or partially within the existing SDG&E power transmission line easement. Should they become unusable due to the power companies constraints, the amount of parking for the church/daycare facility will still far exceed that required by the Parking Ordinance. Given the data in Table 3 below, the project is consistent with the requirements of the Parking Ordinance. TABLE 3 - PARKING CONFORMANCE Proposed Use Public Assembly - 480 seats Classrooms - 100 students plus 20 employees Administration - 960 sq. ft. Parking Requirement One space per five (5) seats. One space per 10 students plus one space per employee One space per 250 square feet of floor area Parking Spaces Required 96 spaces 30 spaces 4 spaces Parking Spaces Provided 139 spaces 50 spaces 20 spaces Total Parking Required: 130 spaces Total Parking Provided: 209 spaces E.Conditional Use Ordinance The proposed church and daycare facility is considered a Conditional Use and is therefore subject to the regulations contained in Chapter 21.42 of the Zoning Ordinance. There are four standard findings that must be made in order to allow the addition of a conditional use to any property. Table 4 below list the required findings and discusses the project's consistency with those findings. TABLE 4 - CONSISTENCY WITH CONDITIONAL USE FINDINGS Finding Project Consistency That the requested use is necessary or desirable for the development of 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 to be located. The proposed church/daycare provides worship and daycare services in an area of the City lacking these facilities and the project will provide safe parking areas and emergency access without encroaching into existing open space. SDP 00-06/CUP 00-06/CD: November 15, 2000 Page 6 0-09 - DAYBREAK COMMUNITY OTUR.CH TABLE 4 - CONSISTENCY WITH CONDITIONAL USE FINDINGS Finding Project Consistency That the site for the intended use is adequate in size and shape to accommodate the use. The proposed building and the required parking and landscaping can fit within the boundaries of the developable portion of the property within need to encroach into required setbacks or approved open space. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided an maintained. The project is completely surrounded by landscaping and all of the proposed development fits within the buildable portion of the lot. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The proposed use would generate 165 additional daily traffic trips which can be supported by Ambrosia Lane (a collector street) and Poinsettia Lane (a major arterial roadway). Given the above, the Daybreak Community Church project is consistent with the Conditional Use Ordinance, Chapter 21.42 of the Zoning Ordinance. F. P-C - Planned Community Zone The underlying zoning of the Daybreak Community Church site is P-C, Planned Community. In accordance with that designation, the Aviara Master Plan was created to implement that zoning. No specific development standards or design criteria exist in the P-C zone, however, all applicable standards and criteria are contained within, or are referenced by, master plan documents. Therefore, conformance with the master plan requirements also indicates conformance with the Planned Community Zone. G. Growth Management Ordinance The Daybreak Community Church proposal is a non-residential project and, therefore, is subject to only some of the provisions of the Growth Management program. Table 5 details the project's compliance with the standards of the Growth Management Ordinance. TABLE 5 - GROWTH MANAGEMENT COMPLIANCE Standard City Administration Library Waste Water Treatment Parks Drainage Circulation Impacts/Standard N/A N/A 5.32 EDU N/A PLDAD 165 ADT Compliance Yes Yes Yes Yes Yes Yes SDP 00-06/CUP 00-06/CD November 15, 2000 Page? DPI00-09 - DAYBREAK COMMUNITY CHURCH TABLE 5 - GROWTH MANAGEMENT COMPLIANCE Standard Fire Open Space Schools Water Impacts/Standard Station #4 N/A C.U.S.D. 1,170 GPD Compliance Yes Yes Yes Yes Given the above, the Daybreak Community Church project is consistent with the Growth Management Ordinance. H. Zone 19 Local Facilities Management Plan Local Facilities Management Zone 19 covers the entire Aviara Master Plan, including Planning Area 32B. No special development requirements, such as roadway construction or other infrastructure requirements, apply to this 10,857 square foot church and daycare building. The LFMP does require that all facilities needed to serve the development be in place concurrent with, or prior to, need. The Daybreak Community Church, as conditioned, will be served with all utilities and improvements prior to occupancy of the building and will pay the required public facilities fee prior to issuance of building permits. Therefore the proposal is consistent with the Zone 19 LFMP. V. ENVIRONMENTAL REVIEW Earlier environmental analyses have been completed for the project site on several occasions. One was the Master Environmental Impact Report for the City's 1994 General Plan Update (MEIR 93-01), which reviewed the potential impacts of buildout of the City's General Plan, including transportation and air quality. Another source of previous environmental review was the Environmental Impact Report for the Pacific Rim Country Club and Resort (EIR 83-02(A) for CT 85-35/MP 177) certified on December 8, 1987. This document analyzed all potential impacts for the development and occupation of the over 2,000 unit residential master plan (now known as Aviara) with its associated 18 hole golf course, 550 room hotel, sports club, neighborhood commercial site and church/day care site, including the development of Planning Area 32B. The third previous environmental review was the Mitigated Negative Declaration for the Aviara Phase III Master Plan Amendment (CT 92-03/MP 177(G)), approved January 25, 1994, which reviewed the grading and construction related to the development of Phase III, including development of Planning Area 32B. Without exception, the proposed church and daycare facility has no additional impacts not previously analyzed in the earlier environmental review and no additional review or mitigation measures are necessary. Since the site is pregraded consistent with the previous Mitigated Negative Declaration for CT 92-03; the only land use allowed upon this site per Master Plan 177 is a church/daycare and no substantial changes have occurred with respect to the circumstances under which the previous environmental documents were approved. SDP 00-06/CUP 00-06/CDTO)-09 - DAYBREAK COMMUNITY CTIURCH November 15, 2000 PageS ATTACHMENTS; 1. Planning Commission Resolution No. 4868 2. Planning Commission Resolution No. 4869 3. Planning Commission Resolution No. 4870 4. Location Map 5. Disclosure Statement 6. Local Facilities Impact Assessment Form 7. Background Data Sheet 8. Public Notice of Prior Environmental Compliance and P II 9. Exhibits "A" - "G", dated November 15, 2000 DAYBREAK COMMUNITY CHURCH SDP 00-06/CDP 00-09/CUP 00-06 of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and an other county, city and county,.city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. 2. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Title N/A Corp/Part Daybreak Community Church Title _ Address 2270 Camino Vida Roble Carlsbad, CA 92009 (760) 931-7773 Address OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Daniel W. Grider Title N/A Corp/Part Daybreak Community Church Title Address 2270 Camino Vida Roble Carlsbad, CA 92009 (760) 931-7773 Address 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as a trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Address Title Address Have you had more than $20 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes \ No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Daybreak Community Church - SDP QO-06/CUP 00-06/CDP 00-09 LOCAL FACILITY MANAGEMENT ZONE: 19 GENERAL PLAN: RM ZONING: P-C DEVELOPER'S NAME: Daybreak Community Church ADDRESS: 2270 Camino Vida Roble. Suite M. Carlsbad CA 92009 PHONE NO.: 760-931-7773 ASSESSOR'S PARCEL NO.: 215-841-07 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 4.5 acres ESTIMATED COMPLETION DATE: November. 2001 N/A N/A A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) 5.32 EDU D. Park: Demand in Acreage = E. Drainage: Demand in CFS = Identify Drainage Basin = PLDAD (Identify master plan facilities on site plan) F. Circulation: Demand in ADT= 165 APT (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = Station #4 H. Open Space: Acreage Provided = I. Schools: (Demands to be determined by staff) J. Sewer: Demands in EDU K. Water: Demand in GPD= 1,170 GPP N/A Carlsbad Unified 5.32 EDU BACKGROUND DATA SHEET CASE NO:SDP QO-06/CUP QQ-Q6/CDP 00-09 CASE NAME: Daybreak Community Church APPLICANT: Daybreak Community Church REQUEST AND LOCATION: Request for a Site Development Plan. Conditional Use Permit and Coastal Development Permit to allow the construction and operation of a 10,857 square foot church and daycare facility within Aviara Planning Area 32B, generally located at the southwest corner of Poinsettia Lane and Ambrosia Lane LEGAL DESCRIPTION: Lot 8 of Carlsbad Tract No. CT 92-03, according to Map No. 13434, filed in the Office of the County Recorder on June 23, 1997, in the City of Carlsbad, County of San Diego, State of California APN: 215-841-07 Acres: 4.5 acres Proposed No. of Lots/Units: n/a GENERAL PLAN AND ZONING Land Use Designation: Residential Medium Density (RM) Density Allowed: 4.0-8.0 du/ac Existing Zone: P-C Density Proposed: n/a Proposed Zone: n/a Surrounding Zoning, General Plan and Land Use: Zoning General Plan Site North South East West P-C P-C P-C P-C L-C RM OS RLM RH RLM Current Land Use Vacant Vacant Open Space Apartments Vacant PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 5.32 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ Other, Prior Environmental Compliance