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HomeMy WebLinkAbout1976-02-25; Planning Commission; Minutes". CITY OF CARL.-.dAO MEETING OF: PLANNING COMMISSION TIME: 7:30 P.M. PLACE: COUNCIL CHAMBERS * DATE: February 25, 1976 CALL TO ORDER The meeting was called to order at 7:30 P.M. ROLL CALL PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES Minutes of January 28, 1976 were approted with the following chanqes: 1) Resolution No. 1213. indicate that Commissioner Fikes abstained. 2) On page 3, change IIag" to "agriculture". 3) Page 3, delete I' that the property". 4) Page 15, change IIwoo" tQ 400. 5) Pg. 17, indicate that Mark Nelson was speaking as a privatt citizen and not as a member of President of Carlsbad Community Cause. 6) On Page 21, should reiterate that the Public Hearing was left open in order to receive additional testimony. , Minutes of February 9, 1976 were approved. ~ ~~ APPROVAL OF RESO'LUTIONS Resolution No. 1219, Batiquitos Substation, SDG&E, approved. WRITTEN COMMUNICATIONS None -- ORAL COMMUNICATIONS None PUBLIC HEARINGS Case No. SP-l46(A)(Supp), Carlsbad Shopping Center, Santa Anita Development Corp. - Since this item was not a public hearing item, it was moved and.aDDroved that the second item on the agenda be heard fikst. Case No. CUP-116, Victory Christian Junior/Senior High School, Erwin Griswold - Request for approval of a Conditional Use Permit for the operation of a private Christain (non-denominational) Junior and Senior High School. .. Assistant Planning Director Bud Plender stated that the proposed facilities would be where the Carlsbad Union-Church is located (3175 Harding Street). He +n- dicated by use of a map the location of the existing church and .a11 buildings that were a part of the chirrct p.roperty. He also said that the church property also consisted of a parking lot on Jefferson. The surround, ing property is generaly multi-family with many apart- ment houses in the 'area. ~ ~~ ~ bsent otion Yes bsent Ition le s Jstain bsent otion Yes bstain bsent i ' CITY OF CARLL3AD I~EETING OF': PLANNING CMMISSION DATE : February 25, 1976 TIME: 7:30 P.M. PLACE: COUNCIL CHAMBERS Paqe 2 There are six classrooms - the Fire Department has 0kaye.d the classrooms ,for 49 students each or a total occupancy of 288. Behind the classrooms is a parking lot and outdoor physical recreational area. There is an alley going through the block that s'eparates two parts of the church. The school is asking for the use use of these classrooms which were originally developed for Sun- day School classes - they are asking for the use of . these classrooms during the week for their private Jun ior and Senior High School. In addition, much of the physical education portion of the.schooi will be done in the combination parking lot, therefore, this would not used for a parking lot. The school will also use the chapel, cafeteria and possibly other protions of the church itself. The staff was concerned about the parking problem since many high school students would be driving their own vehicles to 'school. There would also be a faculty of about 15. They anticipate about 100 students.. The one difficulty with the lot on Jefferson is that it does not meet the City standards as there is rfo landscaping or irrigation, but primarily there are no wheel guards and is asphalted out to the sidewalk and to protect young children, the parking lot should have wheel guards put in and also need to make sure that their students use the parking lot and not park on the street. There was discussio but there is no roo and the City parks use. The City park for passive type us any request to use approved through th n at one.time for an athletic team m on this site for such athletics are not available for this type of s could be used from time to time. e, but we have a condition that for City parks, it would have to. be e City Manager's office. It was mentioned that the St. Patrick's Senior Citizen Center would be one block from this church site. Question by Commissioner: At the present time, what are the classrooms used for during the week. Answer: They are not presently used during the week. Chairman L'Heureux 23,. 1976 from Ronal Christian Junior an (This letter is att part thereof). then read a letter dated February d J. Parry, Principal of the Victor d Senior High School in Oceanside. ached to these Minutes and made a Brooks Cavanaugh;847 Hutchinson Street, Vista, Ca. - I represent the Victory Christian High School and also a parent of two children in that school. I would like to stress that we are not beginners - we ha.ve a succes ful track'record. The school is presently located in Oceanside in the middle of a dense iesidential area on the First Baptist Church site. We have received no complaints during the past three years. Our request is for us to have use of the existing chruch facility on a temporary basis while the school determines, its future site location. Would like to make s'ome clarifications - first of all, we are a closed campus - this is a policy of the Board of Directors and not destined to change - the students will remain on the site and use the cafeteria and play area, physical education lot and chapel. The physical -' CITY OF CARL.. 3AD MEETING OF: PLANNING COM'MISSION DATE : February 25, 1976 TJME: 7:30 P.M. PLACE: COUNCIL CHAMBERS .. Page 3 education lot would accommodate volleyball and basket ball. We just entered into discussions with the Carl: bad.Union School District for use of facilities in' $a( of the Pine. S.treet School .. The parking lot on Jefferson existed came into the area and was purchased It would be our intention through se our faculty and students would be ma lot (faculty needs approx. 12 spaces cipate to have over 180 to 200 students have to be another facility. when the 'church by the church. If. policing that intained on that ). . We do not ant' before there woul - There is no Thrift Store at the church and fellowship groups meet through Mr. Cavanaugh then asked for clarification of some of the conditions: Condition #1: It'appears to be restricted to the parking.lot'and classrooms and does not allow for use of the cafeteria area, chapel , etc. Mr. Plender stated that a new condition had been' writ.ten to clarify the intent of the Condition. The folf'o%ing would be added after the last sentence of the existing'Condition #1 - "In addition, other on-si1 structures may be used for the purposes of related rel.igious, eating, indoor recreation and lounge activ. ties. The',use of any on or off-site- structure for ed- uca.tiona1 purposes other than those approved for clas: will -require an amendment to the Conditional Use.Perm- Mr. Ronald J. Parry, Pr.incipa1, 3746 Longview.ljrive, Carlsbad stated that there was a choir room that did not appear on the map. He felt this would be an.idea' classroom -(the choir' room is located in the. o.ffice building). Mr. Cavanaugh discussed Conditions #6 and #7 regardin! parking lot requirements. Financially, we .cannot bring this parking lot up to Code (irrigation a'nd lanc scaping). Rough estimates are $2500 worth of work to put a landscape str.ip across the front and extend the water line that doesn't now exist, install sprink- lers, etc. Perhaps, safety is the greatest concern and I suggest that items 6 and 7'be modified to re- quire the installation of wheel stops, restriping in conformance with the City standards and delete the requirement 'for. full landscaping and irrigation .facilities. . _. Mr. Robert Barker, 2435 Mark Circle, Carlsbad. I own the.Jefferson ADartments locatd on Jefferson and Oak where the alley is common to the school. I am concert .e'd with.vehicular traffic because the majority of my tenants are el.derly ladies and walk. through the alley to get to'the stores and to empty trash. Pub1 ic Hearing Closed 'The Commissioners then discussed the following items: 1) it was.felt that because the faciJit'y would be .temporary, landscaping and irpigation should not be required for the.parking*lot on Jefferson, but wheel stops, restriping and maintenance of the installation! should be i_ncluded in the condition. 2) It should be listed in the conditions that this should be a closed campus and that educational classes should not be . held after 6,:OO P.M. 3) That if necessary, t he choir CITY OF CARL~JAD . MEETING OF: PLANNING COMMISSION DATE : February 25, 1976 TeIME: 7:30 P.M. .. PLACE: COUNCIL CHAMBERS Page 4 room could be used for additional classroom space. A motion was made and approved to direct Staff to : . preqare the necessary documents per recommendation and conditions in Staff report with Conidition No..l to be amended as previously stated and to modify Conditions 6 and 7 to delete irrigation and landscap- ing requirements but to require restriping of parking spaces, wheel stops and to maintain in.stallation,. and to-present these douments to the Planning Commission on March.10, 1976 for approval. Commission Fikes abstained for the fol'lowing reason: "1 have di'fficulty understanding. the constitutional concept of the separation of'the church and s,tate in laying down all these conditions. 'I NEW BUSINESS Case No. SP-l46(A)(Supp), Carlsbad Shopping Center, Santa Anita Development Corp. - Request for appr-oval of'.$he architectural style and building elevations pro'p5sed for the Carlsbad Shopping Cente.r as required by Conditon'#26 of City Council Ord'inance 9419. Assistan't .Planning Director Bud Plender stated'that there is a Specific Plan on this property and one of the Conditions of that S.P. was that this shopping center wou,ld be built with a Spanish motif and't.hat the architectural plans would have to be appr,oved by the Planning Commission. The Planning Commis-sdon has already approved two buildings on thi-s. site (Home Federal Savings.and Bank of America). The staff reco mends app'roval with the addition of the fo1low.ing condition: "The approval granted the architectural elevations of the shopping does not include.approva1 of signs shown. Approval of all signs shall be accomplished in accordance with Condition #16 of Ordinance 9419." Ron Roberts, Architect with SGPA, 440 Upas Street, San Diego, California 92103 - we are the architectura firm handling'the site for Santa Anita Develoment. Buildings 5,-6, 7, 8, 9, 10 and '12.will be dikcussed tbnight and the other buildi'ngs will come to the P.C. for review at a later date. (A color board. was given to the Commission showing the materi.als that were going to be used.) The primary wall material will be a stucco with Spanish texture, a canopy will be exposed wood framing, the columns on the main stores will- be stucco'covered and on the smaller stores will be h'eavy wood timbers (two stain 'colors), .the decorative tile will be used in the bulkheads of both of the major tenants, and red p.lex.iglas will be used in the'signs for the main tenants. The bronze aluminum will. be the store front of the main tenants ~fid'wb?l be primarily wood for the smaller tenants. The is quite a grade di.fferenti,al from one end of' the site to the other. . The Commissioners were concerned as to how the mechanical equipment would be handled. Pay-less will use a package air-conditioning system and wi1.l have about half a. dozen units that will be mounted on thei-r r6of and won't be visable from the pedes- tri an level or anywhere else on the site and they will be Some distance from the front. The Commissioners also aske n lotion \yes \bstain \bsent .&*.. PLACE: couruxL CHAMBER,^ .. ,Page 5 MEETING OF,: PLANNING C( DATE : February 25, 1976 . TIME: 7:30 P.N. a-bout those homeowners that look down upon the develo ment and whether or rlot they would be 1ooki.ng down in these wells on the roof and viewing the mechanical . equipment. The architect s,aid that the equipmen't wou be visable if they were looking directiy down, but that there is a false cei.l'ing that will contain all the ductwork, etc. and all that would be visable woul be the compact units on the ro'of. Plr. Roberts said that stamped concrete would be used on some of the walkways and landscaping would be used thra'ughout. The larger tenants will have one type of light fixtur because of th.eir size and the smaller-tenants will have different types of lights. A resawn wood post with a wood and Plexiglas combinat?on wilT be used in the parking lot (they are about 16' ft. high) and they are currently getting Home Federal, and Bank of America of .switch over to the same fixtur.e so, that th whole parking lot will be unif0rm.a~ far as the lighting is concerned. There was also discussion that between b'uildings 2 and 3 a little 'p.laza area (these buildings are not being introduced at this time) would be provided. 8 A M,j-cute Motion was made that the architectural style and building elevations be approved for build- ings 5, 6, I, 8, 9, 10 and 12 and that the signs indicated on any and all exhibits presented this evening are not a part of this approval, and .that the Minutes of.this meeting as they relate to the dis- cussion of SP-l46(A)(Supp) be made a part of the f i.1 e . The Commissoners then commended the applicant: for the type of project they are developing, i.e. special lighting for the parking lot, ceramic tile that will be used throughout, canopies that bring the bu.ildings conceptually closer to the ground thus giving a warm feeling and earthy look, that the buildings'will be on different levels, and that the location of the site in relation to the slopes will make this project a very compatible addition to the are.a. Case No. ZCA-70, Residential Care Facilities - Reso- lution of Intention No. 117 - Assistant Planning Di" rector Bud Plender said that a full' staff report. woul be availabe at the public hearing of ZCA-70, but briefly stated the following to the Commissioners for their Snformation: The State has passed new laws on what' Cities can do to regulate residential- care facilities and our Ordinance does not conform to State laws, so therefore we are moving towards changi our Ordinance to conform with State regulations. A motion was made that.Resolution of Intention No. -117 be ad.opted. . .. INFORMATION .ITEMS The Commissioners 'then discussed a recent Coubt Case' that was xeroxed for each of them regarding iti- verse condemnation (HFH, LTD. vs. Superiw Court of . Los Angeles County, Sup., 125 Cal.Rptr. 365). There was also discussion that the Min'utes of the Carlsbad Pldnning. .Commission should be more detailed to include more of the discussion by the Commissioner The Commission also discussed various aspects of the Planning Commissioners' Institute held in S.F. on Feb. 4-6, 1976 (Background Katerials were given to each Commissioner) ADJOURNMENT: . The Me.etina was adiourned at 9:40 P.M. :. Mo t i on Ayes Ab se'n t Not i on Absent Ayes victory Christian junior and senior high school POST OFFICE BOX V OCEANSIDE, CALIFORNIA 92054 February 23, 1976 The Honorable Planning Commission City of Carlsbad Gentlemen: On Wednesday, February 25, Victory Christian Junior and Senior High School will appear before you to apply for a Conditional Use Permit in order that said school might operate at the Carlsbad Union Church. It is for this reason that I would like to share with you about Victory Christian Junior and Senior High School. In 1972 several pastors and parents in the North County area felt there was a need to establish an inter-denominational secondary school to serve as a viable alternative to the non-private schools in the area, Many of these parents had been sending their children to Christian High of San Diego. When that school moved to El Cajon the commuting dlstance became too great. The pastors and parents who met that year wished to establish a school that would provide Biblical instruction, maintain high academic standards, work with the home in the training of young people to have disciplined lives, and provide a positive social environment for their young people. With these objectives in mind, Victory opened it's doors in 1973 to 85 students. Now in it's third year, Victory continues to serve the North County area, Student enrollment is presently 103. Inquiries about openings for next year indicate that we will continue to grow, The school is operating on a sound financial basis with 80% of the operational costs being met by tuition. The balance is provided through gifts ard donations from churches and other interested parties. The academic program of the school is geared primarily to the college-bound student, Students receive a balance of Bible, history, science, English, math and P.E. These programs are supplemented by other electives to meet the desires of the parents, The school is non-discriminatory in it's admissions policy and complies with the State of California in those areas that apply to private schools. The school is governed by a seven-member board of directors elected from the membership of the association, Members serve for three years, with at least two positions up for election each year, " Page 2 The long-range goal of Victory Christian High School is to establish a permanent campus in the North County area. We are seeking permission to use the Carlsbad Union Church facility on a temporary basis until the permanent site is acquired. Thank you for your thoughtful cornsideration of our application. Sincerely, Ronald J. Parry Principal RJP:d jn , MEMORANDUM .February 10, 1976 TO: HONORABLE MAYOR AND CITY COUNCIL FROM : PLANNING DIRECTOR .. . SUBJECT: AGUA HEDIONDA SPECIFIC PLAN .. PHASE I, STATUS REPORT I .. .. ., The AgJa Hedionda Specific Plan work program set.February 16 as the ' da.te on which the staff would present a status report on the findings a comparative analysis of the Coastal Plan Polici.es.as outlined in the California Coastal Plan, their relationship to the various Elements of the City of Carlsbad General Plan and the relationship of both plans . to the property involved in the Specific Plan study area. The respective staffs have established the Study Area, boundaries, the proposed planning area boundaries and have presented the analysis to: a) The Property Owners (Feb. 5) b) General Public (Feb. 5) at a noticed public information c) The San Diego Regional' Coast Commission '(Feb. 6) meeting . Comparative analysis of the Coastal Plan policies' and City of Carlsbad General Plan shows that both 'plans parallel each other closely. The . . Coasta'l plan policies are specific, especially in relationship to pro- tection of the coastal environment and the ecology of the Agua Hedjonda Lagoon, while the Carlsbad General Plan'may be broader in its defini- tion of these objectives. The possible areas of concern or differe.nce .. follows: .. h c cr (d L-tn +-, aJL WE. D-a >, . (dE.Os= CI 00 L3 -I- UU.n-0 o *. X x' 1) ., Location of "prime" agricultural lands - North Shore vs. x ' South- Shore bounda'ry. I . .. I' .. x x 2) . Agreement on definition,' location and area o'f marshland x east of the inner lagoon. x x 3) What are "compatible" land uses for this area? x .. X x 5) Potential uses of wetla.nds both .p'ublic and private. x .X. x 4) 'Agreement on defiriition and'boundary line of wetlands. x x x 7) Ecological impact of possible extensions of'existing x . x x 6) Public access and' circulation aiong the north and .south x shores of the lagoon. roads across marshlands. rv, x 9) Provisions for additi'onal recreation--commercial ,activi- x x x 8) Provisions foi public recreatiol-i facilities. .x . ti'es and concom'itant need for adequate access and parking x 10) Provisions for dredging of lagoon for maintenance pirpose: X x 111 Compatible uses for the floodplain.' X x 12) Consideration of Economic Feasibility in evaluating x Plan A1 ternati ves. xx x 14) Phasing of development. x -x 13) Views and Design ,Review x x 15) Need for Ordinances or' other implemcntal tools. x Although the preceding Chart outlines the area of concern idelltified in the. analysis, the City Council may wish to add additional issues whi.ch the groups and/or agcncie.s need to .address. . -2- .. . The respective staffs are commencing work on Phase I1 of the Work Program. Phase 11. of the klork Program is informat'ion collection for the preparation of the preliminary EIR and the suggested plan and plan . a1ternat.ives. The staff. will submit another Status Report to the res- pective agencies in the latter part of March.. .. /-, s -: The City Staff, Coastal Staff and Property Owners representative will 'give 2 short oral presentation to .further explain 't'he findings and concerns of Phase I. It is not necessary for the Council to take any action on the'rnatter except to accept the report and by minute motion .direct staff to proceed with subsequent phases of the Work Program. DAA : mdp . -3-