HomeMy WebLinkAbout2004-02-04; Planning Commission; ; CUP 03-20|CDP 03-27 - NORTH PONTO TOILET-The City of Carlsbad Planning Departlnt
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: February 4, 2004
Item No.@
Application complete date: July 25, 2003
Project Planner: Eric Munoz
Project Engineer: Frank Jimeno
SUBJECT: CUP 03-20/CDP 03-27 -NORTH PONTO TOILET -Request for a
Conditional Use Permit and a Coastal Development Permit to construct an 84-
square foot single vault toilet structure at the north end of the public parking area
located north of the South Carlsbad State Campgrounds and west of Carlsbad
Boulevard within Local Facilities Management Zone 3 and in the City's Coastal
Zone.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 5561 and 5562
APPROVING CUP 03-20 and CDP 03-27, respectively, based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
At the north end of the South Carlsbad State campgrounds is an existing, paved and improved
parking lot area owned and maintained by the California State Department of Parks and
Recreation. This project proposes to convert one existing parking space into a restroom facility.
The subject parking space is the first non-handicap space located on the north end of the site.
Currently, two portable toilet stalls service this beach area. However, State Parks is
implementing a statewide program to enhance restroom amenities on the coast where a
significant deficiency exists regarding handicap accessibility.
A Conditional Use Permit (CUP) is required for a public building. A Coastal Development
Permit (CDP) is required since the proposed development is in the coastal zone; the site's
location subjects any coastal permit approval by the City to appeal by the Coastal Commission.
The project is depicted on Exhibits "A" and "B" dated February 4, 2004.
III. PROJECT DESCRIPTION AND BACKGROUND
This project proposes to enhance restroom/toilet facilities at the popular public beach located at
the north end of the South Carlsbad Campgrounds parking lot. Two temporary "outhouse" style
restroom stalls currently service the beach. The proposed toilet structure will replace the existing
stalls and be located closer to the parking area by converting one of the existing parking spaces.
The proposed structure will be located on the first non-handicap space on the north end of the
parking lot, adjacent to the three existing handicap parking spaces as shown on Exhibit "A" dated
February 4, 2004. This places a toilet facility in closer proximity to the parking lot and the
handicap parking spaces and eliminates a currently substandard pedestrian path to the portable
()
CUP 03-20/CDP 03-27,NORTH PONTO TOILET
February 4, 2004
Page2
restrooms. Restriping and resigning of the area including parking spaces are included as project
conditions of approval.
Since State Parks has a coastal development policy that allows natural bluff top retreat and
shoreline erosion ( as opposed to armoring and structural protection), this toilet structure was not
designed as a permanent structure complete with sewer line and water connections. The structure
is specifically intended to be removable if coastal storms and wave action damage the area and its
coastal bluff. The project is conditioned such that the structure's removal and site's return to
pre-project conditions shall be required of State Parks by the City if public health, safety or
welfare is threatened by bluff failure and/or structural instability.
The structure is depicted on Exhibits "A" and "B" and is a single vault toilet with a capacity of
1,000 gallons. It measures 9'5" to the peak with a floor area of approximately 67 square feet and
interior 60" turning radius. The building footprint measures 6 x 14 feet for a building coverage
of 84 square feet, to be accommodated within the existing parking space location. The structure
is designed to withstand a moderate earthquake and a 120 mph wind load. The walls and roof
will be constructed of painted concrete with exterior stains and anti-graffiti sealers. The walls
are proposed to be Bamwood texture with Rich Earth color; the roof is proposed to have a Cedar
Shake texture with Malibu Taupe color. The unit will be maintained by the same State Parks
staff and cleanout truck currently in use for the portable toilets onsite. Cleanouts will occur
about twice a week, just before and after weekends.
The project is subject to the following:
A. General Plan;
B. Zoning Ordinance;
C. Conditional Uses (Chapter 21.42 of the Zoning Ordinance);
D. Coastal Development Permit Procedures (Chapter 21.201 of the Zoning
Ordinance); and
E. Growth Management.
IV. ANALYSIS
The staff recommendation for approval was developed by analyzing the proposal's consistency
with applicable policies and regulations. Compliance is summarized below.
A. General Plan
The site's General Plan designation is Open Space and the proposed toilet structure, which
replaces the sub-standard restroom facilities currently onsite, is consistent with General Plan
policies and goals to provide for amenities in an open space context that promotes public health,
safety and welfare. The use is consistent with the General Plan given the existing designation
and proposed CUP request. The following Table A identifies General Plan goals and objectives
relevant to the proposed project and indicates project compliance.
CUP 03-20/CDP 03-27 ~NORTH PONTO TOILET
February 4, 2004
Page3
TABLE A-GENERAL PLAN COMPLIANCE
ELEMENT USE, PROPOSED USES &
CLASSIFICATION, IMPROVEMENTS
GOAL, OBJECTIVE,
ORPROGRAM
Land Use Site is designated for By replacing portable toilets with
OS. Goal A.2 requires a the proposed structure, this public
system of public facility enhances public health,
facilities adequate for safety and welfare while
projected population. improving handicap access.
Circulation New development shall Access to site is via Carlsbad
dedicate and improve all Blvd. turnoff and will be
public right-of-way for restriped and resigned for
circulation facilities increased safety; maintenance
needed to serve the will not impact onsite
development. traffic/parking flow.
Open Space & Utilize Best The project will conform to all
Conservation Management Practices NPDES and storm nm-off
for control of storm requirements.
water and to protect
water quality.
Public Safety Review new No new safety service facilities
development proposals are needed to service the
to consider emergency proposed toilet. City safety
access, fire hydrant personnel and State Lifeguard
locations, and fire flow staff will not be impacted in
requirements. service delivery.
B. Zoning Ordinance
COMPLY?
Yes
Yes
Yes
Yes
The site's zoning designation is Open Space. The Open Space zone does allow for public and
recreational amenity land uses, such as a restroom with the approval of a Conditional Use Permit.
C. Conditional Uses
A CUP is required for the proposed improvements and all of the required findings for a CUP can
be made. Below is a summary of the required findings as contained in Planning Commission
Resolution No. 5561.
The requested use is necessary and desirable for the development of the community in that it will
modernize and replace two portable restroom stalls, which do not adequately serve the site nor
provide functional handicap accessibility. The use will not impact other beach-related uses and
is consistent with the General Plan.
CUP 03-20/CDP 03-271-0RTH PONTO TOILET
February 4, 2004
Page4
The site is adequate in size and shape to accommodate the proposed use without impacting other
existing or future planned improvements to the site. An existing parking space will be converted
for the toilet structure without requiring any variance or special project considerations.
All of the yards, setbacks, walls, landscaping and other features necessary to adjust this use to
existing and/or future permitted uses in the area will be provided and maintained, such as
restriping and resigning the area after the structure's construction. In addition, graffiti control
and toilet-vault maintenance shall be carried out and will be monitored as part of the conditional
use permit process.
The Carlsbad Boulevard street system will be adequate to handle the traffic generated by this
project. The project's total traffic generation is minimal since toilet facilities already exist onsite
and this project will replace those facilities. In addition, truck trips needed to maintain the toilet
are already occurring onsite for maintenance of the portable facilities, so no new traffic will
actually be generated by the proposed project.
D. Coastal Development Permit Procedures
The proposed project is located within the Mello II segment of the City's Local Coastal Program
(LCP). Given the bluff top location, the site is also in the Appeal Zone, whereby an approved
CDP may be appealed to the Coastal Commission. The site is designated for Open Space in the
LCP and is subject to Mello II LCP Policy 7-11 (State Beach lands) which call for underutilized
state beaches to provide future recreational facilities and beach access points. The project will
provide a handicap accessible toilet while eliminating two existing portable toilet facilities.
Therefore the proposed use is allowed since it enhances public recreation at the beach.
In addition, the Coastal Shoreline Development Overlay Zone applies due to the project location
and required the submittal of geotechnical reports to reaffirm the site's geologic stability. The
report cites an average bluff top retreat rate of approximately 5.4 inches per year. Assuming this
rate over the long-term yields approximately 40 years of life for the structure. If conditions create
an unsafe structure and/or unstable bluff situation, the project is conditioned such that the
structure can be removed by the State as determined in writing by the City Planning Director and
Public Works Director. Consistent with 21.204.120 of the zoning ordinance and Coastal
Shoreline Development Overlay Zone, the City of Carlsbad and California Coastal Commission
are indemnified against any liability associated with the approval of CDP 03-27.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 3 in the southeast
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table B below. The North Ponto
Toilet will be adequately served by the City's public safety services and range of public facilities
summarized below.
CUP 03-20ICDP 03-27 ~~-ORTH PONTO TOILET
February 4, 2004
Page 5
TABLE B -GROWTH MANAGEMENT COMPLIANCE -
STANDARDS IMPACTS COMPLIANCE
City Administration 0 sq. ft. IO dwelling units NIA
Library 0 sq. ft. IO dwelling units NIA
Waste Water Treatment 0 additional demand Yes
Parks 0 sq. ft. I O dwelling units NIA
Drainage 0 additional demand Yes
Circulation 0 additional demand Yes
Fire Station No.4 Yes
Open Space 0 additional demand Yes
Schools Carlsbad Unified School District NIA
Sewer Collection System 0 additional demand Yes
Water 0 additional demand Yes
V. ENVIRONMENTAL REVIEW
This project qualifies for a Class 3 Exemption as allowed by the California Environmental
Quality Act for the New Construction of Small Structures. This exemption applies to the
construction of small structures including various accessory structures; up to six dwelling units in
a multi-family area; up to three single-family residences in a residential area; or up to four
commercial buildings not exceeding 10,000 square feet in an urbanized area. The proposed toilet
structure is approximately 67 square feet in area and is designed as a non-permanent building,
which can be removed if needed. A Notice of Exemption will be prepared after the project is
approved.
ATTACHMENTS:
1. Planning Commission Resolution No. 5561 (CUP)
2. Planning Commission Resolution No. 5562 (CDP)
3. Location Map
4. Background Data Sheet
5. Disclosure Form
6. Reduced Exhibits "A" and "B" dated February 4, 2004
• -
NOR.TH PONTO TOILET
CUP 03-20/CDP 03-27
-BACKGROUNDDATASHEE.
CASE NO: CUP 03-20/CDP 03-27
CASE NAME: North Ponto Toilet
APPLICANT: California State Parks
REQUEST AND LOCATION: Toilet Structure on converted parking space at Parking Lot
north of South Carlsbad State Campgrounds.
LEGAL DESCRIPTION: A portion of La Costa State Park in the City of Carlsbad, County of
San Diego, State of California, west of Carlsbad Boulevard (Hwy 101), southerly of Lot 1 of
Poinsettia Beach Unit No. 1 per Map No. 3897, and northerly of the northerly botmdary and its
westerly prolongation of Sea Bluff Village per Map No. 7274, both maps filed in the Office of
the County Recorder of said county.
APN: 211-030-29 Proposed No. of Lots/Units: N~/A ______________ _
GENERAL PLAN AND ZONING
Land Use Designation: Open Space Density Allowed: NI A Density Proposed: =--N:.:....:/ A=-----
Existing Zone: """O""'"p-=en=S...,_pa=cc...c.e ____ _ Proposed Zone: """'O_.,._p-=en=-=S=p=ac'"""e ________ _
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site OS OS Parking Lot
North OS OS State Beach
South OS OS State Campgrounds
East Maj or Arterial Major Arterial Carlsbad Boulevard
West OS OS State Beach
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: """C-=ar=ls=b=a=d ___ _
Equivalent Dwelling Units (Sewer Capacity): -"-0...,_,(z=e=ro=)'---'a=d=d=it=io=n=al=-----------------
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued ____________________ _
D Certified Environmental Impact Report, dated ______________ _
[ZI Other, Class 3 Exemption; Section 15303, new construction of small structures
City of f,arlsbad
■@Fi II 111 •1· 1 •24 •i=i; i, ,iJ ,i I
DISCLOSURE ST ATE1\1E~T
Applicant's statement or disclosure of certam O\\nersh1p interests on all applicauons whi..:-h \\ iii requm:'
discretionary action on the pan of the City Council or any appomted Board. Comnms1on or Commmee
The following information MUST be disclosed at the time of application submmal. Your pro_1e.::t .::annot
be reviewed until this inforrnauon is completed. Please pnnt.
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 any other county. city and county. city
municipality, district or other political subdivision or any other group or combination acnng as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property ov.ner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons havmg a financial
interest in the application. If the applicant includes a corporation or pannership. include the
names, title, addresses of all individuals owning more than I 0% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF TiiE SHARES, PLEASE INDICATE NON-
APPLICABLE (NI A) IN THE SP ACE BELOW If a publiclv-o\\ned corporation, include the
names. titles, and addresses of the corporate officers. (A separate page may be attached if
necessary:)
Person. ____________ _ Corp/Pan (A/,'/orn,; Pet1f of. '4rks q,,) £ec, •
Title. ____________ _ Title. _______________ _
Address. ___________ _ Address, _____________ _
2. 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,
pannership, tenants in common, non-profit, corporation. etc.). If the ownership includes a
corporation or pannership. 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 (NIA) 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 ____________ _ Title _______________ _
Address ___________ _ Address. _____________ _
1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 @
..,
,j. !\O!'o-PROFIT OJ?r;A.1\"IZATIO!'i OR TRl'ST -
If any person !nt1fied pursuant to (1) or (2) above 1s a nonprofit orgamzat1on 0:-::: r:--.J,: .. :~: ::',
names and addresses of A ... '1\11' person serving as an officer or director of the n0::-;1:-,1:::
orn:anization or as trustee or benefician· of the. --
Non Profit'Trust ·---------Non Profit Trust -----------
Title -------------Title _______________ _
Address. ___________ _ Address _____________ ___
4. Have you had more than $250 worth of busmess transacted with any member of Cn~ staff.
Boards, Commissions. Comminees andlor Council withm the past twelve ~ 12) months?
0Yes (J No If yes, please indicate person(s): ______________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date
Print or type name of owner
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98
~ lb~~-c;v,/ tv-5 ' ~ I 4-/J . ~fe fJ,; ,,./1,$
Signature of applicant/date
Print or type name of applicant
Page 2 of 2
INSTALL PRE-CAST ADA ACCESSIBLE VAULT TOILET BUILDING
AT NORTH PONTO DAY-USE PARKING AREA
="'~~ ............. ..._
SOJ1M CAffl.58AI)--! STATE IEl.,a-1 , ,
CITY OF CARLSBAD INFORMA110N:
1. PROPERTY OWNR STATE' OF C,WFORNIA DEPT, OF PARKS AND RECR£AT10N 2. A.P.N, FDR PROJECT AAE>. ................ ___________ 21f-OJ0-29
.l. PROJECT 1711£ ORTH POHTO TOILET BU/WING
4. PROJECT NO.S UP 03-20 AND COP 03-27
5. ZONING 7tNIDESWrnoi.::======:=======g;PEN SPACE 6, GENERAL PLAN DESIGNATION .. PEN SPACE 7. PROPOSED BU/WING HEJGHT (ABOYE' ADJ. PAVfMENT) 10'-0"
ANO FOOTPRINT AREA. {INCL WAU.5) BO S.F.
8. PROPOSED BUILDING TEXTURES AND COLORS: ROOF TEXTURE -CEDAR SHAKE 00: Wfil TDm/RE -BARNWOOD ROOF COLOR -MALIBU TAUPE EXT. WALL COLOR -RICH EARTH
9. PROPOSED BUILDING HOURS OF OPERATION: -------7:00 AM -9.00 PM ro. WX. VAULT STORAGE: CAPACf1Y ------------1000 Go\LS.
PROPERTY DE:SCRIPnDN; MM_...,.lwlfl#.-tl......, .. .,_CWit,el.S..oro,.,~_,~......_,_,,.,_
SOUTH CARLSBAD STATE BEACH L0~11lt,~AP
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SOUTH CARLSBAD STATE BEACH
CARLSBAD, CALIF.
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SAN DIEGO COAST DISTRICT
9609 WAPLES STREET, SUITE 200
SAN DIEGO, CALIFORNIA 92121
(858) 842-4200
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DESIGNED J'A
DRA'M< J'A
QlEa<ED
DAlE 3-12-03
SCALE ISSHO'M<
I PRO.£CT NO. I QM-852-2:S
IC 2 i
SHfET 2 ~ 2
--STAFF REPORT
ROUTING COVER SHEET
INSTRUCTIONS
THE STAFF REPORT COVER SHEET IS INTENDED TO PROVIDE INFORMATION TO ALL
REVIEWERS AND TO INCREASE ACCOUNTABILITY .
...... PLEASE ROUTE THE STAFF REPORT AND OTHER DOCUMENTS
THROUGH ADMIN AFTER EACH REVIEW SO CORRECTIONS CAN BE MADE!!
ALL MARKED UP VERSIONS OF THE STAFF REPORT AND RESOS MUST BE
ATTACHED!
PROJECT INFORMATION
CASE NAME: NORTH PONTO TOILET
CASE NUMBER(s): CUP 03-20/CDP 03-27
PC MEETING DATE: -=-FE=B=-R'-"'U=Aa....a.;..::RY-=----.;;4~, 2=0=-::0;....;4 _____________ _
PROJECT PLANNER: ERIC MUNOZ =-=-="--=-.:..:..:..=~:..=...----------------
PROJECT ENGINEER: FRANK JIMENO ""--'-'~~~~-=-----------------
PRELIMINARY REVIEW
INITIALS DATE
0 · PROJECT PLANNER:
FULL SIZE PROJECT PLANS MUST BE ATTACHED
REVIEW FOR DCC
INITIALS DATE
□ PRINCIPAL PLANNER ( 1 ST REVIEW):
□ PRINCIPAL PLANNER (2ND REVIEW): /f}Ji-,vC> t1 ~ft_ SENIOR MANAGEMENT ANALYST: ~ Ill~ f ~ ASSISTANT PLANNING DIRECTOR: 1/J?f._ol/
□ PROJECT PLANNER: I.,>·'° j
FINAL APPROVAL FOR occ·
INITIALS DATE
i?J SENIOR MANAGEMENT ANALYST:
0 PROJECT PLANNER:
H/ ADMIN/TEMPLATE REV. 10/03