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HomeMy WebLinkAbout1976-02-25; Planning Commission; ; CUP 116 - VICTORY CHRISTIAN HIGH SCHOOLc CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT February 25, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NO: CUP-116 APPLICANT: VICTORY CHRISTIAN JR/SR HIGH SCHOOL (BY ERWIN GRISWOLD) REQUEST: Approval of a conditional use permit for the operation of a private Christian (non-denominational) Junior and Senior High School. RECOMMENDATION: Staff recommends that CUP-116 be APPROVED for the follow- ing findings and subject to the following conditons: Findings: 1) The requested use is necessary and desirable for the develop- ment of the community because: a) Private educational institutions expand the educational opportunities and choices of the community and the North County in general. 2) 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 because: a) A public school exists'in the neighborhood; b) No structural modifications to the buildings on the site are planned or proposed. 3) The site for the intended use is adequate in size and shape to accommodate the use because: a) Adequate classroom (7200 sq. ft.) and recreation (8960 sq. ft.) areas exist on-site. b) Adequate off-ctreet parkinq areas are available on the church grounds and On3an adjacent chuych owned lot. A1 1 yards, setbacks, landscaping, improvements, and other features necessary to adjust the requested use to existing and permitted future uses in the neighborhood will be provided and maintained because : 4) a) The proposed school will utilize existing church facilities and will not use the facility in a manner substantially different from existing activities. 5) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use because: a) Adjacent City streets are fully improved and have an adequate unused capacity (600 Average Daily- Traffic) to handle the increase in traffic (90 Average Daily Traffic) caused by the proposed use. ( Conditions: The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit A, dated January 14, 1976. The approval is granted to the applicant for the use of the existing classroom building and parking lot so designated for use in Exhibit A. Expansion of the use on of off- site shall require an amendment to this Conditional Use Permit. Unless the use is comnenced not later than one year after the date final approval is granted and is diligently pursued thereafter, this approval shall automatically become null and void. This conditional use permit is granted to the Victory Christian Junior/ Senior High School and is not assignable to others. This CUP is granted for a period ending June 30, 1980. Prior to the expiration of the CUP the applicant may request an extension of this CUP by filing a formal application. The extension request shall be treated as a new application and public hearings held. In addition, a review of the operation and circumstances of this conditional use permit shall be conducted by the Planning Director in June, 1978. The Director shall report to the Planning Commission the results of his review, including a recommendation regarding any necessary modification to the conditions of approval. The City reserves the right to modify the conditions of approval or add new conditions as may be necessary. If the Commission wishes to consider amendments to the conditions of approval, it shall hold a public hearing in the manner prescribed by law. Prior to occupancy of the buildings by the Victory Christian Junior/ Senior High School, the existing buildings shall be inspected by the Building and Fire Departments for compliance with all applicable City and Fire Departments for compliance with all applicable City and State Fire and building codes. Occupancy shall not be permitted prior to compliance with applicable sections of the Fire and Building Codes. Under no circumstances shall occupancy of any classroom exceed the capacities allowed under the fire code. - 2- The applicant shall submit an improvement plan for the Church-owned parking lot across Jefferson Street from the Church (Assessor's Parcel 204-031-09) to the Planning Director for his approval. The improvement plan for the Church-owned parking lot shall include an acceptable parking space layout, and a landscaping and irrigation plan in conformance with Sections 21.44.160 and 21.44.180 of the Carlsbad Municipal Code. Prior to occupancy all improvements set forth in the plan shall be installed. No modifications shall be made to the on-site parking lot designated on Exhibit A for Physical Education used which would impede the use of the lot for parking purposes during non-school hours. Use of the on-site parking lot designated on Exhibit A for Physical Education activities shall be limited to the hours between 7:30 AM and 9:00 P.M. The applicant shall submit an on-site parking program for students and employees to the Planning Director for his approval prior to occupancy. Prior to using any City Park or facility the applicant shall obtain approval from the City Manager as required by Section 11.24.130 of the Municipal Code. LOCATh AND DESCRIPTION OF PROPERTY: facilities located at 3175 Harding Street. The existipg Carlsbad Union Church EXISTING ZONING: Subject Parcel: R-3 North: R- 3 South: 0-s East: R- 3 West: R- 3 EXISTING LAND USE: Subject Parcel: Church facilities North: Single family dwellings South: Pub1 ic elementary school East: Single family dwellinqs West: Single family dwellings and private parkinq lot PAST HISTORY AND RELATED CASES: preceded incorporation of the City. The City's first involvement with the Use of the project site by the Union Church Church came in' 1960-61. Conditional Use Permit to allow construction of off-street parking, a recrea- tion area, an ornamental brick wall, and use of an existing Sunda.y School building for a pre-school day nursery (CUP 3 and 7). The request was first qranted by the Commission October 11, 1960 (P.C. Resolution 181). The At that time the Chhrch requested approval of a I matter was appealed Planning Commission (Counci 1 Resol ution by neighbors to the City Council, which directed the to consider the revocation or modification of the CUP 702, November 1, 1960). - 3- The Commission then held a second public hearing, but dened a resolution to reaffirm their original decision on November 22, 1960 (P.C. Resolution 188). The Church then reapplied for the conditional use permit (CUP 7). The Commission approved the request on February 14, 1961 (PC Resolution 196). The matter was aPpealed by neiqhbors to the City Council, which concurred with the Comnission's decision, on March 21, 1961. CUP-22, V-149, and V-l49(A): A second series of actions concerned the construction of the church's sanctuary, in 1965-66. The Church requested approval of a Conditional Use Permit (CUP-22) for the purpose of allowing construction of a sanctuary for religious services. The Commission approved the request on July 27, 1965 (PC Resolution 405). the same date the Commission denied the Church's request for a Variance (V-149) to reduce the required number of parking spaces from 84 to 55 spaces (PC Resolution 406). On In August, 1966, the Church requested a Variance (V-149K)'for the purpose of reducing the side yard setback from 10 to zero feet on the sanctuary. The Commission approved the request on August 23, 1965. ENVIRONMENTAL IMPACT INFORMATION: An Environmental Impact Assessment of the project was conducted by the Planning Department, and a neqative declaration issued for the following reasons: - 1) 2) The project is located in an existing urbanized area, and there- fore will not adversely affect any natural environment. The project will not generate siqnificant additional air pollution in the north county air basin. GENERAL PLAN INFORMATION: density residential use (10-20 dwell ings per acre). The project site is designated for medium-high PUBLIC FACILITIES: The project site is within the water and sewer service areas of the City of Carlsbad. INCIDENTAL INFORMATION: has assured staff that no complaints have been received about the schools operation in Oceanside. Oceanside located in a single-family neighborhood. A spokesman for the Oceanside Planning Department The school currently operates in a church in MAJOR PLANNING CONSIDERATIONS: ' Is the project site a desirable location for the proposed use? Can adequate parking be provided on site? -4- DISCUSSION: classroom building (7200 sq. ft.) and one parking lot for physical educa- tion (8960 sq. ft.). with an instructional/administrative staff of 15. The private school will make use initially of the churches Present enrollment in the school is 102 students, Location: transitioning to multiple-family. When the Church applied for CUP'S 3 and 7 in 1960-61, considerable neighborhood opposition was expressed. Much of this opposition revolved around the creation of the day-care nursery. The private school may raise the same issues anticipated of the day-care nursery. These issues include noise and traffic congestion. The project site is located in a single-family neighborhood Noise would be most noticable during physical education classes and at arrival and dismissal hours. below, general congestion around the site might occur during arrival and dismissal hours as students are dropped off and picked up by parents and school bus. Additional congestion may occur if students are allowed "off campus" at lunch or during breaks. Staff feels that the school's enrollment/employment may not presently be large enough to seriously impact the neighborhood, as long as the school complies with the recommended conditions of approval. As the school grows it may well outgrow the capacity of the neighborhood to host it. appropriate therefore that the CUP be carefully reviewed following its first two years of operation, as suggested in Condition 4. In addition to the ,parking problems discussed It is Parking: Staff is of the opinion that adequate off-street parking is essential to handle the additional cars that may be generated by the school. As shown on Exhibit A, the church has a total of 60 parking spaces on-site. An additional 22 spaces have been striped off in a lot directly across Jefferson, owned by the Church. will limit it to about 18 spaces. Improvement of this lot to City standards Thirty-two (32) of the on-site spaces are within the parking area to be used for athletic activities. entirely, 46 spaces will remain for parking use. If this parking area is reserved for athletics Other organizations are creating a weekday demand for these facilities. Currently other parts of the church facilities are used on a regular basis on Wednesday mornings and tuesdays by the ladies Bible School and a Senior Citizens group, respectively. Use is made of the Church facilities during daytime hours by other groups on a less regular basis. College and Alcoholics Anonymous are making such use of the Church. addition, the Church operates a Thrift Shop during the week. Currently Mira Costa In Night-time activity is currently limited to Bible Study on thursday evenings. During 3 random weekday visits to the project site staff found as many as 20 spaces in use. Thus 26 spaces would be left for use by the school. Currently the school has 13 juniors and seniors enrolled. If half of these students are drivers (using the Chula Vista Standards, below), then there is a need for 7 spaces for students. The applicant also states that the school -5- employs a staff of 15. be needed for staff parking (using the City of San Diego Standards, below). Staff estimates that between 8 and 12 spaces would The total school requirement of 15-19 spaces could thus be handled within the 26 spaces left from other church weekday operations. During staff analysis of the application, parking requirements of City of San Diego and Chula Vista were compared to the City of Carlsbad Ordinance: Carlsbad: 1 space for each 2 employees. San Diego: Junior High Schools - - 1% space/classroorn Senior High Schools - - 1 space/8 students 1 space/1.25 employees Chula Vista: Junior High School--1 space/employee + 5 spaces Senior High School--1 space/4 students Any potential parking problem can only be mitigated if parking requirement is established and enforced. Staff recommends that conditons 6 and 7 be adopted to meet the parking requirement. Cit Parks: Section 11.24.130 of the Municipal Code, which reads in part: The applicant has expressed interest to City Staff in using City -E- Par s and Recreation facilities. Such use of City facilities is governed by (21) No company, society or organization of more than twenty-five persons shall hold or conduct any picnic, celebration, parade, service or exercise in any public park, or beach without first obtaining per-” mission from the City Manager, and it shall be unlawful for any person to take part in any picnic, celebration, parade, service, or exercise held or conducted contrary to the provisions hereof. If the City Manager denies said permit, appeal may be made to the City Council within ten days thereafter; Staff therefore recommends that condition 11 be adopted, reflecting this section of the Code. AM/vb ATTACHMENT: Exhibit A, dated 1-15-76, Plot Plan Location Map - 6- e TO: FROM: CASE NO. : APPLICANT: CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT \ c '\ DCC PLANNING DEPARTMENT CUP-1 16 VICTORY CHRISTIgN JR/SR HIGH SCHOOL ERWIN GRISWOLD REQUEST: Approval of a conditional use permit for the operation of a private Christian (now denominational ) Junior and Senior Hiqh School. LOCATION AND DESCRIPTION OF PROPERTY: facilities located at 3175 Harding Street. EXISTING ZONING: The existing Carlsbad Union Church Subject Parcel: R-3 North : R- 3 South: 0-s East: R- 3 c- . West: R- 3 F EXISTING LAND USE: Subject Parcel: Church facilities North: Single family dwellings South: Public elementary school East: Single family dwellinqs West: Single family dwellings and private parking lot , PAST HISTORY AND RELATED CASES: preceded incorporation of the City. The City's first I Church came in 1960-61. At that time the Church requested approval of a Conditional Use Permit to allow construction of off-street parking, a recrea tion area, an ornamental brick wall, and use of an existing Sunday School building for a pre-school day nursery (CUP 3 and 7). matter was appealed by neighbors to the Cit.y Council, which directed the (Council Resolution 702, November 1, 1960). Use of the project site The request was first r > granted by the Commission October 11, 1960 (P.C. Resclution 181). The > f) 2' (,, Planning Commission to consider the revocation or modification of the CUP d\ i Wf -OF,- s- I -- I' - 'C E - .I -7 A second series of actions concerned the sanctuary, in 1965-66. ,- The Church requested approval of a Conditional Use Permit (CUP-22) for the purpose of allowing construction of a sanctuary for religious services. The Commission approved the request on July 27, 1965 (PC Resolution 405). the same date the Commission denied the Church's request for a Variance (V-149) to reduce the required number of parking spaces from 84 to 55 spaces (PC Resol ution 406). On In August, 1966, the Church requested a Variance (V-l49A).'for the purpose of reducing the side yard setback from 10 to zero feet on the sanctuary. . The Commission approved the request on August 23, 1955. ENV;?QNMENTAL IMPACT INFORMATION: An Environmental Impact' Assessment of the project was conducted by the Planninq Department, and a neqative declaration issued for the following reasons: - - 1) The project is located in an existing urbanized area, and there- fore wi 11 not adversely affect any natural environment. 2) The project will not generate significant additional air pollution in the north county air basin. The project site is designated for medium-high GENERAL PLAN INFORMATION: density residential use (10-20 dwellings per acre). - PUSLIC FACTLTTJES: ot the City 0-7 Cixrlstizd. The Droject site is within the water and sewer service areas MAJOR PLANNING CONSIDERATIONS: Is the project site a desirable location for the proposed use? Can adequate parking be provided on site? DISCUSSION: classroom building, and one parking lot for athletic activities. enrollment in the school is 102 students, with an instructional/admin- istrative staff of 15. The private schvl will make use initially of the church's Present Planning Staff is concerned about potential conflicts between school activi- ties, the residential character surrounding'the site, ant the activities to the south of the Pine Avenue SchooljCUSD Administrative offices. These con- ' flicts include the additional noise from athletic activities. These conflicts may be influenced by conflicts between use of the church facilities themselves. used on a regular basis on Wednedsay mornings and Tuesdays by the Ladies Bible School and a Senior Citizens group, respectively. facilities during daytime hours by other groups on a less regular basis. the Church. Currently other parts of the church facilities are Use is made of the Church -Currently Mira Costa College and Alcoholics Anonymous are makinq such use of c_ Night-time activity is currently limited to Bible Study on thursday evenings. In assessing the potential for these conflicts, it must be recognized that the number of students enrolled and the number of employees of the school may increase in the future. *< .* P . e= I. PARKING: on-site. be used for athletic activities. athletics entirely, only 28 on-site spaces will remain for parking use. The zoning ordinance requires that one space per 2 employees be provided on school sites. As a practical matter,additional parking is needed for those students who drive to school. students are brought by parents or drive. If the distribution of these students is even throughout the six grades, then there is a need for 10 additional spaces on-site. This total requirement of 18 spaces would leave 10 spaces on-site to handle other activities in the church facilities. As shown in Exhibit A, the church has a total of 60 parking spaces Thirty two (32) of these.spaces are within the parking area to - If this parking area is reserved for The application received states that 30 Staff requests the D.C.C.'s comments on these problems and any solutions it may have. AM/vb , - 3-