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HomeMy WebLinkAboutCUP 2022-0005; YMCA GYMNASTICS; Admin Decision LetterOctober 3, 2022 Eric Munoz Howes Weiler Landy 2888 Loker Ave East #217 Carlsbad, CA 92010 BFILE COPY CCityof Carlsbad SUBJECT: CUP 2022-0005 (DEV2022-0044)-YMCA GYMNASTICS -Request for approval of a Minor Conditional Use Permit (CUP 2022-0005) to allow the operation of a YMCA gymnastics training program, considered a recreation facilities use, and related interior tenant improvements, located in an existing 27,272-square-foot industrial building at 2261 Cosmos Court, in the Planned Industrial (P-M) Zone and Local Facilities Management Zone 5. Dear Mr. Munoz, The City Planner has completed a review of your application for Minor Conditional Use Permit CUP 2022- 0005 as described above. A notice was sent to property owners within a 300' radius of the subject property requesting comments regarding the above request. No comments were received within the ten-day notice period (ending on October 2, 2022). After careful consideration of the circumstances surrounding this request, the City Planner has determined that the findings required for granting a Minor Conditional Use Permit can be made and therefore, approves this request based on the following findings and conditions. Findings: 1. That the requested use is necessary or desirable for the development of the community and is in harmony with the various elements and objectives of the general plan, including, if applicable, the certified local coastal program, specific plan or master plan in that the YMCA gymnastics training program will provide a recreation facilities use for specialty physical conditioning and training for children in the community and surrounding areas. Per the Industrial & Office Land Use Policy 2-P .29 of the General Plan Land Use and Community Design Element, recreation facilities are a compatible support use in areas of the city designated Planned Industrial (Pl) and are conditionally permitted in the implementing Planned Industrial (P-M) Zone. 2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located in that recreation facilities are conditionally permitted uses in the Planned Industrial (P-M) Zone, and are compatible with other surrounding P-M uses in this case because the proposed gymnastics training program will be contained wholly within an existing building and the proposed hours of operation are such that the bulk of program lessons are generally held later in the day after schools and surrounding businesses have closed for the day. Additionally, a parking study was conducted (Linscott Law & Greenspan Engineers, July 5, 2022) for the proposed use and concluded that the estimated parking demand is 52 parking spaces. The Community Development Department Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 442-339-2600 www.carlsbadca.gov CUP 2022-0005 (DEV2022-0044) -YMCA GYMNASTICS October 3, 2022 Page 2 parking supply, that will be exclusive to the proposed use, is 81 parking spaces. Therefore, the existing site is projected to provide adequate parking (29 surplus spaces) for the proposed recreation facilities use during peak parking demand. Lastly, the proposed project requires no addition of floor area or exterior modifications to the building which ensures that the existing building and proposed use will maintain its compatibility with surrounding buildings and uses in the zone. 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the City Planner in order to integrate the use with other uses in the neighborhood in that the proposed recreation facility will occupy the interior of an existing 27,272-square-foot building; no exterior modifications to the existing building or property are proposed. Additionally, a parking study was conducted (Linscott Law & Greenspan Engineers, July 5, 2022) for the proposed use and concluded that the estimated parking demand is 52 parking spaces. The parking supply, that will be exclusive to the proposed use, is 81 parking spaces. Therefore, the existing site is projected to provide adequate parking (29 surplus spaces) for the proposed recreation facilities use during peak parking demand. Lastly, the existing building complies with all the required development standards of the Planned Industrial (P-M) Zone, and the 27,272-square-foot lease space is adequate in size and shape to accommodate the proposed use as shown on Exhibits "A" -"E". 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the project is provided access from Cosmos Court and Corte de la Pina, which are currently operating at acceptable levels of service. A Level 1 Transportation Impact Analysis (TIA) was conducted (Linscott Law & Greenspan Engineers, September 21, 2022) and concluded that the streets are adequate to handle the traffic generated by the project. Additionally, the project does not add 110 ADT or 11 peak hour trips to any street segment considered exempt from vehicular LOS standards; and therefore, does not trigger Mobility Element policy requirements to implement TOM and TSM measures. 5. That the City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15301 -Existing Facilities of the state CEQA Guidelines. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. 6. That the request for a Minor Conditional Use Permit was adequately noticed at least ten (10) calendar days before the date of this decision pursuant to Section 21.54.060 of the Carlsbad Municipal Code. 7. The City Planner has reviewed each of the exactions imposed on the Developer contained in this approval letter, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. CUP 2022-0005 (DEV2022-0044) -YMCA GYMNASTICS October 3, 2022 Page 3 Conditions: 1. Approval is granted for CUP 2022-0005 as shown on Exhibits "A" -"E" dated October 3, 2022 on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Minor Conditional Use Permit. 3. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the CUP 2022-0005 documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval shall require an amendment to this approval. 4. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Minor Conditional Use Permit, (b) City's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 5. The Developer shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. 6. This project shall comply with all conditions and mitigation measures, which are required as part of the Zone 5 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 7. CUP 2022-0005 shall be reviewed by the City Planner on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health, safety and general welfare. If the City Planner determines that: 1) the minor conditional use permit was obtained by fraud or misrepresentation; or 2) the use for which such approval is granted is not being exercised; or 3) the conditions of approval have not been met; or 4) the minor conditional use permit is being or recently has been exercised contrary to any of the terms or conditions of approval; or 5) the use for which such approval was granted has ceased to exist or has been suspended for one year or more; or 6) the use is in violation of any statute, CUP 2022-0005 (DEV2022-0044)-YMCA GYMNASTICS October 3, 2022 Page 4 ordinance, law or regulation; or 7) the use permitted by the minor conditional use permit is being or has been so exercised as to be detrimental to the public health, safety or welfare or so as to constitute a nuisance, the City Planner shall hold an informal public hearing and after providing the permittee the opportunity to be heard, the City Planner may revoke and terminate the minor conditional use permit in whole or in part, reaffirm the minor conditional use permit, modify the conditions or impose new conditions. 8. This Conditional Use Permit is granted without an expiration date. This permit may be revoked at any time after a public hearing, if it is found that the use has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. 9. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from Carlsbad School District that this project has satisfied its obligation to provide school facilities. 10. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this residential housing project are challenged this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 11. Prior to the issuance of a building permit, owner/applicant shall submit to the city a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Minor Conditional Use Permit on the real property owned by the owner/applicant. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice, which modifies or terminates said notice upon a showing of good cause by the owner/applicant or successor in interest. 12. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 13. Developer shall report, in writing, to the City Planner within 30 days, any address change from that which is shown on the permit application. 14. Prior to occupancy, a Certificate of Occupancy Permit for a change of use shall be issued per Carlsbad Municipal Code Section 21.60.010. Public Works Transportation Planning: 15. The project shall improve the southbound bus stop (located south of the Yarrow Drive/Corte De La Pina intersection) by providing a bench, consistent with design requirements of North County Transit District (NCTD) and the City of Carlsbad. CUP 2022-0005 (DEV2022-0044)-YMCA GYMNASTICS October 3, 2022 Page S Code Reminders: 16. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 17. The project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. 18. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 17.04.060. 19. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. CUP 2022-0005 (DEV2022-0044)-YMCA GYMNASTICS October 3, 2022 Page 6 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from the date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. This decision may be appealed by you or any other member of the public to the Planning Commission within ten days of the date of this letter. Appeals must be submitted in writing to the Planning Division at 1635 Faraday Avenue in Carlsbad, along with a payment of $847. The filing of such appeal within such time limit shall stay the effective date of the order of the City Planner until such time as a final decision on the appeal is reached. If you have any questions regarding this matter, please feel to contact Esteban Danna at (442) 339-2629. Sincerely, CLIFF JONES Principal Planner CJ:ED:JC c: Brian R. Burke, Burke Cosmos LLC., 260 East Baker Street, Suite 100, Costa Mesa, CA 92626 Eric Lardy, City Planner David Rick, Project Engineer Laserfiche/File Copy Data Entry