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Home My WebLink About2010-10-20; Planning Commission; ; CUP 10-03 - FLOATIES AQUATIC CENTERThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 20, 2010 ItemNo. 0 Application complete date: May I 0, 20 I 0 Project Planner: Dan Halverson Project Engineer: David Rick SUBJECT: CUP 10-03 -FLOATIES AQUATIC CENTER -Request for a Conditional Use Permit to allow the Floaties Aquatic Center to operate in a vacant 8,764 square foot office building located within an existing office park on property located at 2704 Gateway Road, in the Planned Industrial (P-M) Zone, in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6729 APPROVING CUP 10-03 for a period of 10 years, based upon the findings and subject to the conditions contained therein. II. INTRODUCTION This application is a request for a Conditional Use Permit to allow an Aquatic Center to operate in a vacant building within an existing office park on property located at 2704 Gateway Road in the P-M Zone. Tenant improvements for the building include the addition of two pools, locker/restrooms, office and administrative areas, and a pump room. The projects parking requirement is proposed to be satisfied through a combination of 32 parking spaces allotted to this building and the joint use of 12 parking spaces onsite during peak demand evening hours as necessary. The joint use of parking facilities may be permitted subject to the approval of Planning Commission. All findings can be made to recommend approval of this conditional use permit at this location. III. PROJECT DESCRIPTION AND BACKGROUND The project site is located within the Spectrum Flex office park within Planning Area 5 of the Bressi Ranch Master Plan. The General Plan Land Use designation for the site is Planned Industrial (PI) and the Zoning designation for the site is Planned Industrial (P-M). The applicant is requesting to locate an Aquatic Center in a vacant 8,764 square foot building (building "A") within an existing eight building office park on property generally located at 2704 Gateway Road. The existing building "A" (approved under CT 05-09/PUD 05-07/PIP 05-06) is one of eight constructed buildings on the project site and would be the third building occupied in the office park. The project site is surrounded by office/industrial uses to the south, east, and west and is bordered by Palomar Airport Road to the north. The proposed Aquatic Center will consist of three (3) office/meeting areas, one pump room, a men's and women's restroom/locker room, two (2) pools (one 1,200 sq. ft. lap pool and one 1,375 sq. ft. training pool), and an associated reception/lobby area. Only interior tenant improvements are proposed for this project and there are no proposed improvements to the exterior of the building. CUP 10-03 -FLO A TIES AQUATIC CENTER October 20, 2010 Page 2 The Floaties Aquatic Center is a unique water-based fitness center that will provide water fitness classes, senior fitness classes, swim instruction (adult and children), scuba instruction, as well as other aquatic and fitness activities. The Aquatic Center hours of operation are planned to be Monday through Friday, 7 am to 7 pm, and Saturdays, 8 am to 4 pm. The Aquatic Center is designed not as a traditional fitness gym but is geared towards smaller, personalized instructions especially during weekday business hours. The proposed Aquatic Center is an allowed use in the P-M Zone subject to approval of a Conditional Use Permit (CUP). All findings required for approving a CUP can be made with this project. The Planning Department is recommending that the Conditional Use Permit (CUP 10- 03) be approved for ten years (10) from October 20, 2010 through October 19, 2020. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. Planned Industrial (PI) General Plan Land Use Designation; B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34); C. Bressi Ranch Master Plan, MP 178; D. Parking Ordinance (C.M.C. Chapter 21.44); E. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and F. Growth Management Ordinance (C.M.C. Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A. General Plan Compliance The project complies with the General Plan. The site has a General Plan Land Use designation of Planned Industrial (PI). Per the Carlsbad General Plan Land Use Element, Industrial Implementing Policy C.9, ancillary commercial, office, or recreational uses (including recreational facilities) are allowed by Conditional Use Permit (CUP), when clearly oriented to support industrial development and their populations. The project site is located centrally within the Bressi Ranch industrial development and in close proximity to the Bressi Ranch residential development. At this time there are no full service Aquatic Centers in the area. The project location makes it convenient for employees of the surrounding office parks and residents of the Bressi Ranch development to access the facility. B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34) The proposed site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of Chapter 21.34 of the Zonfog Ordinance. Gyms and recreational uses are permitted in the P-M Zone subject to approval of a Conditional Use Permit. . The proposed Aquatic Center will occupy an existing office building and does not propose any additions or exterior improvements to the existing building. The existing building complies with all setbacks, lot coverage, and height requirements. Parking is discussed in section D below. CUP 10-03 -FLO A TIES AQUATIC CENTER October 20, 2010 Page 3 C. Bressi Ranch Master Plan -MP 178 The planning area is currently designated (Land Use and Zoning) as Planned Industrial in the Master Plan. In addition, general development standards and design guidelines were established for the development of the Bressi Ranch Planning Area 5. The existing eight building office park was designed and approved by the Planning Commission (CT 05-09/PUD 05-07/PIP 05-06) to meet all standards. The Aquatic Center is proposing only interior tenant improvements for this project and there are no proposed improvements to the exterior of the building. D. Parking Ordinance (C.M.C. Chapter 21.44) Staff requested and received a parking analysis for the proposed specialty aquatic center since the allotted parking for the site was based on the assumption that the building (building "A") would consist of 75 percent office, 15 percent manufacturing, and 10 percent warehouse land uses. Based on this building use assumption, the total number of parking spaces allocated to the building is 32 spaces consistent with the approved Planned Industrial Permit (PIP 05-06). Pursuant to Chapter 21.44 of the CMC, the parking requirement for a gym/health club facility is one space per 200 square feet. Therefore, in order to strictly comply with the CMC, the proposed use would require a total of 44 parking spaces, 12 more than what is allotted to the building. As noted within the parking analysis, the "Floaties Aquatic Center" is a specialty aquatic fitness club specializing in water fitness classes, senior fitness classes, swim instruction ( adult and children), and scuba instruction that has a limited clientele and is focused on smaller fitness classes and more individual training sessions than the "traditional gym", like a 24-hour fitness or Pure Fitness health club, where large numbers of patrons arrive just before and just after work. Furthermore, the lap/multipurpose pool will not exceed 15 people at any given time and the teaching pool would cater to a maximum of 24 people per session. This will further limit the number of people using the center at one time especially during daytime operating periods. The parking demands for this unique recreational use were instead based upon a review of three other "Aquatic Centers" located throughout San Diego County and the Murrieta area in similar office type park developments (including the similar sized 7,800 square foot Noonan Family Swim School which also includes two pools). Based on the parking analysis (see attachment 6) of three other Aquatic Center facilities, the proposed "Floaties" facility will generate a peak parking demand of 70-100% of the 32 parking spaces during the evening peak hours (5:00 p.m. - 7:00 p.m.). According to the analysis, the facility would never generate a use demand to exceed the 32 spaces allocated. Furthermore, during the morning and mid-day peak periods, the parking demand would range between 16% and 50% of the 32 allocated parking spaces. Notwithstanding the parking analysis conclusions that peak parking demand for this Aquatic Center will not exceed the 32 allocated parking spaces, the applicant is requesting approval of joint use parking facilities to comply with the required 44 parking spaces during peak demand early evening hours. The Planning Commission may authorize joint use parking facilities under specified conditions. Pursuant to Section 21.44.080 of the CMC, up to fifty percent of the parking facilities required for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use and vice versa. Other conditions necessary for allowing for the joint use of parking facilities include that the parking areas must be located within 150 feet and that the application shall show that there is no substantial conflict in the principal operating hours of the buildings or uses for which the joint use of off-street parking facilities is proposed. CUP 10-03 -FLO A TIES AQUA TIC CENTER October 20, 2010 Page 4 The proposed Aquatic Center will occupy an existing office building within the Spectrum Flex office park and with an existing parking lot consisting of a total of 278 parking stalls. The existing parking lot can adequately serve the seven other existing office buildings and the proposed Aquatic Center through a joint-use off-street parking agreement. The proposed joint- use parking agreement is consistent with the Carlsbad Municipal Code (CMC) Parking Ordinance, Section 21.44.080 "Joint-Use Off-Street Parking Facilities" in that: 1. The parking facility required for the proposed Aquatic Center will be supplied by the parking lot of the Spectrum Flex office park which pursuant to PIP 05-06, will be occupied by a mix of office, manufacturing, and warehouse uses that are considered to be primarily daytime/Monday-Friday uses; 2. All buildings associated with the joint use of the parking lot are located within 150 feet of the parking lot; 3. There is no substantial conflict in the principal operating hours of the existing or future office building tenants which are primarily daytime uses with the proposed Aquatic Center (with a peak use demand in the early evening) for which the joint use of the parking lot is proposed; 4. Prior to Aquatic Center occupancy, all parties involved in the joint use for an on-site parking facility shall provide evidence of agreement for such joint use by a proper legal instrument approved by the city attorney as to form and content. Such instrument, when approved as conforming to the provisions of this title, shall be recorded in the office of the county recorder and copies thereof filed with the Planning Director. Based on the conclusions of the parking analysis, the proposed project with joint use of parking facilities will provide more than adequate parking for the Floaties Aquatic Center. E. Conditional Use Permit Regulations The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to the approval of a CUP. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a conditional use permit. All of these findings can be made for this project as discussed below: 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 in that the proposed Aquatic Center use will provide recreational and health club services in close proximity to the employees of the businesses within the surrounding P-M Zone as well as the residents of the Bressi Ranch community. 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 the proposed Aquatic Center is compatible with the surrounding office park uses. Per the parking analysis, the proposed Aquatic Center, with approval of a joint use parking facilities agreement, will provide adequate parking. The existing office park has been designed to accommodate all required parking on-site and provides for adequate traffic circulation. Furthermore CUP 10-03-FLOATIES AQUATIC CENTER October 20, 2010 Page 5 the Aquatic Center is proposed to be located within an existing building and only tenant improvements to the interior are required for the use. 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 planning director, planning commission or city council, in . order to integrate the use with other uses in the neighborhood in that the Aquatic Center will occupy a 8,764 square foot existing office building with existing onsite landscaping as previously approved under Planned Industrial Permit (PIP 05-06) and requires no site alterations or additional amenities. Furthermore, the project complies with all of the required development standards of the P-M Zone and the proposed 8,764 square foot building space is adequate in size and shape to accommodate the proposed Aquatic Center operations, as shown on Exhibit "A." 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 Gateway Road, a local street, and is located off of El Fuerte, a collector street, which are currently operating at an acceptable level of service. The Spectrum Flex office project was previously analyzed for traffic generation and the street system was designed to properly handle all traffic generated by the office park. The 263 average daily trips associated with this proposed Aquatic Center can be accommodated by the existing street system. F. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 17 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 2 below. TABLE2 Growth Management Compliance STANDARD IMPACTS COMPLIANCE City Administration NIA Yes Library NIA Yes Waste Water Treatment <IEDU Yes Parks NIA Yes Drainage NIA Yes Circulation 350 ADT Yes Fire Station No. 5 Yes Open Space NIA Yes Schools NIA Yes Sewer Collection System NIA Yes Water 200 GPD Yes CUP 10-03 -FLOA TIES AQUATIC CENTER October 20, 2010 Page 6 V. ENVIRONMENTAL REVIEW The Planning Director has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301, "Existing Facilities", of the State CEQA Guidelines and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed with the County Clerk upon approval of this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6729 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Parking Analysis 7. Reduced Exhibits 8. Exhibit "A" -dated October 20, 2010 ---------·· EIGHTON ALAMEDAC ------ • N NOT TO SCALE SITE MAP Floaties Aquatic Center CUP 10-03 DISCLOSURE STATEMENT: ( CARLSBAD P-1(A) Dt:yeloement Servl!:es Planning Department 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership ir;iterests 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 any other county, city and county, city municipality, district or other political subdivision or ariy 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. 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, 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 M,Xe,,. /t-111 ,-r,// Corp/Part Polar Bear Productions, LLC Title Ov-> Ne..,, Title -------------- Address \~i~U Pov-u..1 -~~ 1 Powe,.,,y Address 13180 Poway Rd, Poway,· CA 92064 Cf\ ~ f)_Ol.ot.j 2. OWNER (Not the owner's agent) P-1 (A) 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________ Corp/Part S'\)eC\'((frQt\cx \ Ll c:. Title ___________ _ Address __________ _ Title _____________ _ Address L\D\~ '?\m ~t \ 'S-\f' ~Do ~n 1)\e%t, CJ\ <12\ D\ Page 1 of 2 Revised 04/09 3. 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 trustee or beneficiary of the. Non Profit/Trust________ Non Profit/Trust. _________ _ Title ___________ _ Title _____________ _ Address __________ _ Address ____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes 129,.No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I the above information is true and correct to the best of my knowledge. Sig~ Print or type name of applicant Michelle Alves for Hofman Planning & Engineering Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 04/09 BACKGROUND DATA SHEET CASE NO: CUP 10-03 CASE NAME: Floaties Aquatic Center APPLICANT: Polar Bear Productions LLC REQUEST AND LOCATION: A request for a Conditional Use Permit to allow the Floaties Aquatic Center to operate in a vacant 8,764 square foot office building on property located at 2704 Gateway Road, in the P-M Zone, in Local Facilities Management Zone 17. LEGAL DESCRIPTION: An Undivided Fee Simple Interest as Tenants in Common in and to the Common Area Within the Module in Which the Unit Described Below is Located, Equal to the Reciprocal of the Number of Units of the Module in Which the Unit Described Below is Located, as Shown on the Towers at Bressi Ranch -Phase III Condominium Plan, Recorded in the Office of the County Recorder of San Diego County, State of California, on October 17, 2007 as Instrument No. 2007-0667830 (Condominium Plan), Which is Located with Lot 2 of Carlsbad Tract CT 06-02 The Towers at Bressi Ranch, in the City of Carlsbad, County of San Diego, State of California, According to Map Thereof No. 15630, filed in the Office of County Recorder of San Diego County on October 11, 2007, as Instrument No. 2007-0655142. APN: 213-263~23-09 Acres: NIA Proposed No. of Lots/Units:N =-"-'/A'-"--------- GENERAL PLAN· AND ZONING Existing Land Use Designation: =--P=la=nn=e=--d"-=In"""d=u=st=ri=a=--1--=--PI=----------------- Proposed Land Use Designation: _N~/A ____________________ _ Density Allowed:N __ /A ______ _ Density Proposed: N_/A __________ _ Existing Zone: Planned Industrial-P-M Proposed Zone: =--N"""'/A=--=-------------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-M PI Office/Industrial North P-M PI Office/Industrial South P-M PI Office/Industrial East P-M PI Office/Industrial West P-M PI Office/Industrial LOCAL COASTAL PROGRAM Coastal Zone: D Yes IX] No Local Coastal Program Segment: =--N"--'/ A'-"-------- Within Appeal Jurisdiction: D Yes IX] No Coastal Development Permit: D Yes IX] No Local Coastal Program Amendment: D Yes IX] No Existing LCP Land Use Designation: NIA Existing LCP Zone: NIA Proposed LCP Land Use Designation:N =--c....:/ A-=---- Proposed LCP Zone:N -~IA~-------- Revised O I /06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N_/A ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT ~ Categorical Exemption, Section 15301, "Existing Facilities" D Negative Declaration, issued _____________________ _ D Certified Environmental Impact Report, dated _______________ _ D Other, ____________________________ _ Revised O I /06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMP ACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: =-F=-=lo""'"at=ie"""s'"""A-=q=u=a=ti-"--c-=C-=en=t'"""'er"----------------- LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: Planned Industrial -PI ZONING: Planned Industrial-P-M DEVELOPER'S NAME: Polar Bear Productions LLC ADDRESS: 2704 Gateway Road, Carlsbad, CA 92010 PHONE NO.: 877-277-7946 ASSESSOR'S PARCEL NO.: 213-263-23-09 ~---=-.c'-"-'=--'--'-------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 8,764 sq. ft. building ESTIMATED COMPLETION DATE: NIA ~~----------------- A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity Demands in EDU= 4.86 EDU D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = NIA Identify Drainage Basin = NIA F. Circulation: Demand in ADT = 263 ADT G. Fire: Served by Fire Station No.= 5 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU= 4.86 EDU Identify Sub Basin = NIA K. Water: Demand in GPD = 2 015 PARKING STUDY FOR THE PROPOSED FLOATIES AQUATIC CENTER Floaties Aquatic Center is -a unique water-based fitness center that will provide water fitness classes, senior fitness classes, quality swim instruction, scuba instruction and other aquatic and fitness based programs. Floaties Aquatic Center will offer services and classes that are geared towards smaller classes and training sessions ( especially during the daytime hours) than the "traditional gym", such as a 24-Hour Fitness club where large numbers of patrons participate in "open" or walk-in workouts. The facility consists of a 8,764 square foot indoor swim facility offering two pools, offices, a reception area, conference room, women's restroom, men's restroom, lockers/showers, storage and a pool deck viewing area. Hours of operation will be Monday through Friday 7am to 7pm and Saturday 8am to 4pm. Floaties Aquatic Center will be located in the Spectrum Flex office park within the Bressi Ranch Master Plan and is zoned Planned Industrial (PM). Surrounding existing uses include ·the Bressi Ranch Animal Hospital and Pacific CNC Machine Co. The remaining six buildings are currently vacant. Parking requirements for the proposed location were approved per CT 05-09/PUD 05- 07/PIP 05-06 on the assumption that Building "A"would consist of 75 percent office, 15 percent manufacturing and 10 percent warehouse. Office land use provides a parking ratio of 1 parking space per 250 square feet, manufacturing land use provides a parking ratio of 1 parking space per 400 square feet, and warehouse land use provides a parking ratio of 1 space per 1,000 square feet. The total parking provided for Building "A" is 32 spaces. The City's parking requirement for a "typical" athletic club use is 1 space per 200 square feet. The total parking required by the City is 44 spaces, leaving a deficit of 12 spaces. Based on City staff direction, parking utilization and parking accumulation characteristics of Floaties existing Poway location, the Noonan Family Swim School, and the City of Poway Community Swim Center were observed during critical morning, midday, and evening peak periods to determine potential parking impacts associated with the proposed Floaties Aquatic Center within Building ''A" of the Spectrum. Flex office park. Floaties Swim School -Poway Location Floaties currently has one other swim school located in Poway at 13180 Poway Road. The facility is approximately .6,000 square feet and currently provides a range of swim instruction and water fitness classes in a 60 by 25 foot pool (1,500 square feet). The current location did not require a conditional use permit nor was a parking standard applied. Floaties Poway has a parking allotment of 22 spaces; which is 1 space per 275 square feet approximately. If this facility were located in Carlsbad, it would require 30 parking spaces (1 per 200 square feet). On Friday June 11, 2010, parking data was gathered for the current Floaties. Parking data was collected between the hours of 7am to 9am, 11 am to 2pm and 4pm to 7pm. These time periods were selected since they are typical peak parking utilization periods. The existing Floaties Swim School is located within a 30,000 square foot commercial shopping center. Other uses within the center include a martial arts school, a pre- school, a dance school, a sushi restaurant and a hair salon. Table 1 presents the parking accumulation by hour observed at the existing Floaties Poway location. As shown, parking was observed to peak at the 5:00 p.m. hour with 22 accumulated parked cars ( 100%) out of the 22 parking spaces provided at the site for Floaties in Poway. Parking accumulation is at the highest level during the evening peak period. During the morning and midday peak period, parking accumulation averaged about 16% of the total parking available at the site for Poway Floaties. Table 1 Foaties, Powav Location Peak Period Time Parking Accumulation Percentage 7:00 2 spaces 9% AM 8:00 3 spaces 14% 11:00 10 spaces 45% 12:00 2 spaces 9% Mid-day 1:00 1 space 5% 4:00 18 spaces 81% 5:00 22 spaces 100% PM 6:00 21 spaces 95% Noonan Family Swim School The Noonan Family Swim School is located in Murrieta at 26039 Jefferson Avenue. The facility is located within the Multiple Use 2 (MU-2) zone and required a minor Conditional Use Permit (CUP 007-2236) to locate at the site. The MU-2 zone is part of the City's Industrial District. The purpose of the zone is to allow for a flexible mixture of freeway serving industrial, office and retail commercial use. The facility consists of l,&00 square foot indoor personal instruction swim school offering two swimming pools, staff office": instructor offices, men's and women's restrooms, family changing rooms, office storage, first aid room, storage, rest area and vending area. The hours of operation are Monday through Friday 9am to 6pm and Saturday 9am to 1 pm. On Friday August 6, 2010, parking data was gathered for the Noonan Family Swim School. Parking data was collected between the hours of 9am, 11 am to 2pm, and 4pm to 7pm. The facility is located within the Jefferson Business Center. Surrounding uses include an indoor batting cage, furniture retail, wholesale bakery, copy and print facility, and a shipping facility. The swim school was required to provide a total of 39 parking spaces (1 space per 200 square feet). Table 2 presents the parking accumulation by hour observed at the Noonan Family Swim School. As shown, parking was observed to peak at the 5:00 p.m. hour with 27 accumulated parked cars (69%) out of the 39 parking spaces provided at the site. Parking accumulation is at the highest level during the evening peak period, but never reaches 100% demand. During the morning and midday peak period, parking accumulation averaged about 36% of the total parking available at the site for the swim school. Table 2 Noonan Family Swim School Peak Period Time Parking Accumulation Percentage AM 9:00 19 spaces 48% 11:00 26 spaces 67% 12:00 2 spaces 9% Mid-day 1:00 9 spaces 23% 4:00 24 spaces 62% 5:00 27 spaces 69% PM 6:00 21 spaces 54% City of Poway Community Swim Center The Poway Community Swim Center is located in Poway at 13094 Civic Center Road. The facility is located within the Open Space/Recreation (OS-R) zone and is-adjacent to the Poway Senior Center in the Poway Community Park. The Swim Center includes a SO-meter by 25-yard pool (12,300 square feet) with an attached diving well and shallow children's pool, locker areas and changing rooms. The Swim Center offers a variety of activities and programs for people of all ages. The Swim Center was approved as part of a master plan for a Community Park. Per the City of Poway's municipal code, parking standards for city parks are determined by City Council. City Council determined that 75 parking spaces were adequate for the Swim Center and no parking analysis was performed. The Swim Center maintains different hours depending on the season. During the summer (June 12 -August 30), the pool is open Monday/Wednesday/Friday 1pm to 5:30pm; Tuesday/Thursday 1 pm to 8pm; and Saturday/Sunday 1 pm to 7pm. During the fall {August 31 -October 25), the pool is open Monday/Wednesday/Friday 10:30am to 7:30pm; Tuesday/Thursday 8am to 7:30pm and Saturday/Sunday 1 pm to 5pm. During the winter (October 26 -April 5), the pool is open Monday through Friday 11 am to 1 :30pm and 3pm to 7pm and closed Saturday and Sunday. During the spring (April 6 - June 11 ), the pool is open Monday/Wednesday/Friday 10:30am to 7:30pm; Tuesday/Thursday 8am to 7:30pm and Saturday/Sunday 1 pm to 5pm. A parking analysis was performed at the Swim Center on Wednesday July 21, 2010 between the hours of 9am and 6pm. During the summer, on Wednesdays the pool is open from 9:15am to 8pm for adult lap swim and 1 pm to 5:30pm for free swim and swim instruction. Table 3 presents the parking accumulation by hour observed at the Poway Community Swim Center. As shown, parking was observed to peak at the 5:00 p.m. hour with 53 accumulated parked cars (70%) out of the 75 parking spaces provided at the site for the swim center. Parking accumulation is at the highest level during the PM peak period. During the morning and midday peak period, parking accumulation averages about 49% of the total parking available at the site for the swim school. Table 3 Poway Community Swim Center Peak Period Time Parking Accumulation Percentage 9:00 32 spaces 56% AM 10:00 43 spaces 57% 11:00 37 spaces 49% 12:00 39 spaces 52% Mid-day 1:00 26 spaces 34% 4:00 42 spaces 56% 5:00 53 spaces 70% PM 6:00 51 spaces 68% Parking Compatibility of Proposed Floaties Aquatic Center and SpectrumFlex As mentioned previously, the proposed Floaties Aquatic Center would occupy 8,764 square feet (Building "A") within the Spectrum Flex office park. The City of Carlsbad Municipal Code requires 1 parking space per 200 square feet of health club floor area. Based on this requirement, the proposed Floaties Aquatic Center would require 44 parking spaces. Floaties Aquatic Center will be allocated 32 parking spaces. As shown in the parking accumulation data collected from the existing Floaties location and two other swim facilities, peak parking accumulation was observed at the 5:00 p.m. hour. Morning and midday peak parking accumulation ranged from 16% to 49% of the total parking provided for each swim facility. Using the information from the parking data, Floaties Aquatic Center Carlsbad is projected to have morning and midday peak parking accumulation of 16% to 49% of the total 32 parking spaces provided. During the morning and. midday, Floaties Aquatic Center would have adequate parking and would never exceed the 32 spaces provided. Based on the information collected, Floaties Aquatic Center Carlsbad is projected to have evening peak parking ratio of 69% to 100% of the total parking provided. Using this data, Floaties Aquatic Center Carlsbad would never exceed the 32 spaces provided (even during the evening peak periods). Shared Parking Analysis Although it has been shown that Floaties Aquatic Center is projected to never exceed the 32 parking spaces provided, Floaties Aquatic Center is proposing a joint-use of parking agreement. Pursuant to Chapter 21.44.080A.1(a) of the C.M.C., up to fifty percent of the parking facilities required for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be a primarily nighttime use and vice versa. • :>:--r ! On April 20, 2005, the City of Carlsbad established a precedent for justifying joint-use of parking for Purefitness on the basis that when office/industrial uses have a higher demand for parking spaces, health clubs typically have a lesser demand. Health clubs are not specifically identified in the ordinance as a nighttime use, nor are office/industrial uses specifically identified as daytime uses. However based on the information collected from the parking accumulation analysis of the existing Floaties Poway site, the Noonan Family Swim School, and the City of Poway Community Center, evening peak parking accumulation was observed during the 5:00 p.~. hour. The following table illustrates the existing uses operating at the office park. Table 4 sf~we/'.j 'I1if~iaotrlf~X:'~f~;{i ip~fi'KING'j Floaties Aquatic Gym/ Athletic A 2704 Center Club Daytime/Evening 32 B 2706 Vacant N/A N/A 25 C 2708 Vacant N/A N/A 25 D 2710 Vacant N/A N/A E 2712 Vacant N/A N/A 53 Pacific CNC F 2702 Machine Co Manufacturing Daytime 22 Veterinary Bressi Ranch clinic/animal - G 2700 Animal Hospital hospital Daytime 32 H 2718 Vacant N/A N/A 25 I 2716 Vacant N/A N/A 39 Of the nine buildings, six are currently vacant (see chart above) and are listed as for- sale by the owner. Building G houses the Bressi Ranch Animal Hospital. Building F houses Pacific CNC Machine Co. Both uses are considered to be primarily daytime uses and operate normal daytime business hours. Although a majority of the buildings at the site are currently vacant, it is assumed that future uses will be predominately (if not all) daytime industrial uses. If a higher intensity use is proposed for one of the vacant buildings in the future, Staff will need to reassess parking at that time to ensure adequate parking at the site through a Conditional Use Permit. The extra 12 parking spaces needed are located within the same office park and are all within 150 feet of the proposed aquatic center [48 parking spaces are located immediately around the proposed location of Floaties Aquatic Center -see provided site plan]. The project will be conditioned to enter into and record a reciprocal parking agreement prior to issuance of a building permit, acceptable to the Planning Director. Table 5 Standard Required Provided Gyms and Health 1 space per 200 sq. Spas ft. 44 32 Joint Use Spaces 12 TOTAL 44 Conclusions The proposed Carlsbad Floaties Aquatic Center would occupy 8,764 square feet (Building "A") within the Spectrum Flex office park. Parking requirements for the proposed location were approved based on the assumption that Building "A" would consist of 75 percent office, 15 percent manufacturing and 10 percent warehouse. Office land use provides a parking ratio of 1 parking space per 250 square feet, manufacturing land use provides a parking ratio of 1 parking space per 400 square feet and warehouse land use provides a parking ratio of 1 space per 1,000 square feet. The total parking provided for Building "A" is 32 spaces. The City's parking requirement for "typical" athletic club use is 1 space per 200 square feet. However, Floaties Aquatic Center is not a "typical" athletic club and as shown would likely never exceed the 32 provided spaces. Services and classes will be offered that are geared towards smaller classes and training sessions than the "traditional gym", such as a 24-Hour Fitness club where large numbers of patrons participate in "open" workouts. The lap/multi-purpose pool will never exceed 10-15 people at any given time. The teaching pool would have 18-24 individuals per session. Swim lessons would not be offered in the teaching pool while the lap/multipurpose pool were in use and swim lessons will largely be offered during the evenings and weekends. Based on the parking analysis, the proposed Carlsbad Floaties Aquatic Center will generate a peak parking accumulation of 69% to 100% of the total parking provided (22- 32 parked vehicles). Furthermore, the shared parking analysis indicates that Floaties Aquatic Center has the opportunity to share parking spaces with the other uses of the Spectrum Flex office center. E D C B FLOOR PLAN PROPOSED PROJECT LOCATION: 2704G11tew11vRoad, Car1shadCA92009 A SITE PLAN w f-n:: w ::, u_ _J w 2 25'x55'Tra,n0ngPool POOL DECK AREA @.'I POOL B @ID 20"•60°Tro,ningPool PALOMAR AIRPORT ROAD D D D 3 4 D D 0 Existing Bulldlng • Shell Only Existing Bulldlng Occupancy B•Office S1 -Storage F -Industrial Construction Type -V Sprlnklred • NO Basic Allowable Area 8000 Area over 1 story 0 Area Increase for yards 4000 Area Increase for Sprinkler 0 Max Building Area 12,000 Existing Shell Building 8,752 OK lf!-'--i.-~~~~......-.. ........... i.,.,._,,--~,r"'·····4"~-~~~J.:~~T : ~r ~,c~ 2 3 ' ' I 4 t I NOTTOSCAI.E 5 Floaties Aquatic Center Project Data: 6 Carlsbad Condltlonal Use Permit Appllcatlon Number: CUP 10-03 Site Address: APN: Zone: General Plan Land Use: Bulldlng Size: ADT: 30 trips 11,000 SF, Sewer District: Water District: School District: Legal Description: Parcel 1: 2704 Gateway Road Carlsbad, CA 92009 (2~ PM Zone Planned Industrial (Pl) Planned: 8,767 S.F. • Gross Actual 8,752 S.F. • Gross 263 AOT (IAHDAO Vehkulllr o..,.rauo., R1Me1) City of Carlsbad Carlsbad Municipal Water District Carlsbad Unified School District Lot 1 of Carlsbad Tract CT 05-09, In the city of Carlsbad, County of San Diego, State of California, according to the map thereof No, 15669, flied In the office of the county recorder of said San Diego County, January 15, 2008. Parcel 2: Non1xcluslve easements for access, parking and various other purposes as defined In declaration of covenants, conditions and restrictions and recJprocaJ easements agreement recorded July 31, 2007, as document# 2007-051735 of official records. ~ Contact Information: Owner/ Developer : Mike and Karyn Morrll 13180 Poway Road Poway, CA 92123 Contact: Mike Morrll 1.877.277.7946 Architect/ Designer: SAVR, Inc. Architecture I Interiors I Planning 703 16th Street, Suite 220 San Diego, CA 92101 Contact: Erik A. Shearn 1.619.940.7287 Land Planner: Hofman Planning & Engineering 3152 Llonshead Avenue Carlsbad, CA 92010 Contact: Natalie Roderick 1.760.692.4022 5 6 E D C SAVR,INC, 70316THSTREETSUITE220 SAN DIEGO. CA 92101 i619,940,72871www.Aav,arc.com1 a:: w I-m -g gJ Uoo 00::N ->-°' I-"' <( :5 i () a --c <( "" "' (.:>.o Cl) V ~ ~~J ~N 0 ..J u. CONDITIONAL US£ PERMIT APPLICATION A-00