HomeMy WebLinkAbout2012-04-04; Planning Commission; ; CUP 12-01 - CARLSBAD CROSSFITThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: April 4, 2012
ltemNo. 0
Application complete date: February 21, 2012
Project Plam1er: Chris Garcia
Project Engineer: Frank Jimeno
SUBJECT: CUP 12-01 CARLSBAD CROSSFIT -Request for a Conditional Use Permit
to allow Carlsbad Crossfit to operate a specialty fitness gym in two vacant 1, 70 I
square foot suites located within an existing office/industrial complex on property
located at 6352 El Camino Real, Suites F & G, in the P-M Zone and in Local
Facilities Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6869
APPROVING CUP 12-01 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 a specialty fitness gym to
operate in two vacant suites within an existing office/industrial building on property located at
6352 El Camino Real, Suites F & G in the P-M Zone. The gym will open in Suite G only with
the intent to expand into Suite F when feasible. Only minor tenant improvements are proposed
for this project and there are no proposed improvements to the exterior of the building. The
project's parking requirement is proposed to be satisfied through the allocation of 9 parking
spaces per suite. 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 an existing office park that was constructed in the late l 970's.
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 a
specialty fitness gym in two vacant suites, totaling 3,402 square feet, within an existing office
park on property generally located at 6352 El Camino Real, Suites F & G. The existing building
is one of three buildings on the project site. The buildings consist of a mix of office and
industrial, along with a delicatessen (approved under MCUP 08-15) and a small private healing
arts school (last approved under CUP 04-lOx I). The project site is surrounded by
office/industrial uses to the north, south, and west, and is bordered by El Camino Real to the
east.
The proposed specialty fitness gym will ultimately be located within two suites (F & G).
However, the gym will only operate in Suite G until feasible to expand into Suite F. The
expansion is anticipated to take place within 12-18 months after opening. Suite G will consist of
CUP 12-01 -CARLSBAD CROSSFIT
April 4, 2012
PAGE2
a lobby area in the front, a restroom, and an approximately 1,000 square foot workout room.
Suite Fis anticipated to be setup similarly. The proposed gym 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 Division is recommending that the
Conditional Use Permit (CUP 12-01) be approved for ten years (10) from April 4, 2012 through
April 3, 2022.
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. Parking Ordinance (C.M.C. Chapter 21.44);
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
E. 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 site has a General Plan Land Use designation of Planned Industrial (PI) and the project
complies with the General Plan. Per the Carlsbad General Plan Land Use Element, Industrial
Implementing Policy C.9, ancillary commercial, office, or recreational uses (including gyms) are
allowed by Conditional Use Permit (CUP), when clearly oriented to support industrial
development and the nearby populations.
The project site is located within one of the city's large industrial areas and is in close proximity
to the Bressi Ranch residential development. The project location makes it convenient for
employees of the surrounding office parks to access the facility.
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The proposed project site is zoned Planned Industrial (P-M) and is therefore subject to the
provisions of Chapter 21.34 of the Zoning Ordinance. Gyms are permitted in the P-M Zone
subject to approval of a Conditional Use Permit. The proposed specialty fitness gym will occupy
existing suites and does not propose any additions or exterior improvements to the existing
building. Parking compliance is discussed in section C below.
C. Parking Ordinance (C.M.C. Chapter 21.44)
The original parking lot for the project site had 153 spaces, or I space per 354 square feet of
space. However, 3 parking spaces have been utilized for handicap loading areas. This brings the
total parking on site to 150 spaces, or I space per 361 square feet of space. Pursuant to Chapter
21.44 of the C.M.C., the parking requirement for a gym/health club facility is one space per 200
square feet. Therefore, in order to strictly comply with the C.M.C., the proposed 3,402 square
CUP 12-01-CARLSBAD CROSSFIT
April4,2012
PAGE3
foot gym would require a total of 18 parking spaces. The property manager has committed to
providing 9 parking spaces per suite (See Attachment "6") which would be consistent with the
city's parking requirements. However, the allocation of 18 parking spaces to this conditional use
may limit the type of future uses allowed on-site, contingent upon available parking. Future
tenant improvements and/or new uses for the remaining vacant suites will be evaluated for
parking compliance prior to issuance of a building permit or business license.
Crossfit has been described as "a strength and conditioning system built on constantly varied, if
not randomized, functional movements executed at high intensity." Carlsbad Crossfit is a
specialty fitness gym that provides Crossfit fitness classes that have a limited clientele and is
focused more on smaller fitness classes and 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 applicant anticipates peak use between the
hours of 5 P.M. and 7 P.M. with an average class size of 6-8 participants (per suite) including
instructors at any one time.
The property manager has stated that parking demands have varied over the years, but current
lessees utilize, on average, much less than their allocated amount of parking spaces. In addition,
parking demands for Carlsbad Crossfit are anticipated to be highest outside of the parks normal
business hours of 9 A.M. and 4 P .M. Monday through Friday. This further ensures that enough
parking for Carlsbad Crossfit's clients will be available with little to no impact on other lessees.
D. Conditional Use Pe1·mit 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 Cock 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 specialty fitness gym use will provide specialty 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 nearby Bressi Ranch community. Furthermore, per Industrial
Implementing Policy C.9 of the General Plan Land Use Element, gyms are a compatible
land use in the PI land use designation and are conditionally permitted in the
implementing 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 the proposed specialty fitness
gym is compatible with the surrounding office park uses and the proposed use will
provide adequate parking that is consistent with the city's parking requirements. The
existing office park has been designed to accommodate all required parking on-site and
provides for adequate traffic circulation. Furthermore the specialty fitness gym is
proposed to be located within an existing building and only tenant improvements to the
interior are required for the use.
CUP 12-01 -CARLSBAD CROSSFIT
April 4, 2012
PAGE4
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, planning
commission or city council, in order to integrate the use with other uses in the neighborhood
in that the specialty fitness gym will occupy 3,402 square feet of an existing office
building with existing onsite landscaping 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 3,402 square foot lease space is adequate
in size and shape to accommodate the proposed specialty fitness gym operations, as
shown on Exhibits "A -B."
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 El Camino Real
and Camino Vida Roble, prime arterial and collector str,aets which are currently
operating at an acceptable levels of service. The 102 average daily trips associated with
this proposed specialty fitness gym can be accommodated by the existing street system.
E. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 5 in the southwest
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 1 below.
TABLE 1
Growth Mana2ement Compliance
STANDARD IMPACTS COMPLIANCE
City Administration NIA Yes
Library NIA Yes
Waste Water Treatment 2EDU Yes
Parks NIA Yes
Drainage NIA Yes
Circulation 102 ADT Yes
Fire Station No. 5 Yes
Open Space NIA Yes
Schools NIA Yes
Sewer Collection System 2EDU Yes
· Water 800GPD Yes
V. ENVIRONMENTAL REVIEW
The City Planner 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.
CUP 12-01 -CARLSBAD CROSSFIT
April 4, 2012
PAGES
ATTACHMENTS:
1. Planning Commission Resolution No. 6869
2. Location Map
3. Disclosure Statement
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Property Manager Letter dated January 24, 2012
7. Reduced Exhibits
8. Exhibits "A-B" -dated April 4, 2012
SITE MAP
• N
NOT TO SCALE
Carlsbad Crossfit
CUP 12-01
( (
~ « ;:.4fo.,
~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Plannlng Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests 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· '''. : •
Pem~ri is ·defined as :•Any Individual, firm, co-partnership, Joint venture, association, social club; fraternal
organlziition, corporation, estate, trust, receiver, syndicate, in this and any other county, city and ccunty,
city municipality, dislripl or <>ther polillca! subdivision or any 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.
2.
P-1(A)
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 (NIA} IN THE SPACE BELOW. If a publicly-owned
corporation. include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.} 1 /1/1 $.0..~
Person ~u:bh4 HC,.,\l\.lo Lt. Corp/Part ~ l u...c. Ust of'
Title M.:h:vA Title }tvd·}\.l)L c\lt.n.
Address V"' 1 1) e., Address ~ fOll'il-wLS
OWNER (Not the crJneils ag~nt ).J>S1
Provide the COMPLETE, LEGAL names and addresses of Ab.b 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 (NIA) IN THE
SPACE BELOW. If a publicly-owned corporation. include the names, tifles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Perso~'5,k/4 Corp/Part Yee.. P11.lD1W1,-Bmimr (1-:-\e,-).J...C.,.
Title ~ ~ Tille
Addre~=;=/yw,4 #,)71) Address l~3 /;,( {1.,,-., e.,pj>
1}),Mw:,., \11.i.r I CA tt.;>6'lll Cc...fs&iu,l' I [A CJ .. hl)°!
Paga 1 of2 Revised 07/10
( C
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 ProfiVTrust. ________ _
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 17J No If yes, please indicate person{s):. ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
,.£iJ,, ,S\a,u, 1,6gf J-~ --
Signature of owner/date Signa ~
Print or type name w_ owner
Afd i9~ Yt.t.. 11xlvW4-~ Bt.o-<i= G"~,-.. Print or type name of applicant
[LL,
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-!{A) Page2of2 Revlsed 07/10
Disclosure Statement
P•l (A)
Applicant Information
Chris Hancock
Partner
4474 Morning Dove Way
Oceanside, CA. 92057
(
Rick Gonzalez
Partner
2162 Oceanside Blvd.
Oceanside, CA. 92054
(
Lindsay Scheerhorn
Partner
2162 Oceanside Blvd.
Oceanside, CA. 92054
f=~~~-n
~~!-T~
BACKGROUND DATA SHEET
CASE NO: CUP 12-01
CASE NAME: CARLSBAD CROSSFIT
APPLICANT: -"'C"'at"'in""a"""'H'--""'an"'c"'o"'ck,,__ ____________________ _
REQUEST AND LOCATION: Request for a Conditional Use Pennit to allow Carlsbad
Crossfit to operate in two vacant 1,701 square foot suites located within an existing
office/industrial complex on property located at 6352 El Camino Real, Suites F & G, in the P-M
Zone and in Local Facilities Management Zone 5.
LEGAL DESCRIPTION: Parcel B of Parcel Map No, 6901, according to Map thereof, being
a division of Lot 4, Carlsbad Tract No. 73-49, Unit 1, Map No. 8054, in the City of Carlsbad, in
the County of San Diego, State of California, filed in the office of the County Recorder of San
Diego County, December 31, 1974.
APN: 213-050-23 Acres: 4.07 Proposed No. of Lots/Units: "-N-'-'-/'--'A'------------
GENERAL PLAN AND ZONING
Existing Land Use Designation: ,.P..,,la""nn"""'e"'d-"In""d"'u"'s'-"tnce· ae,,l"'--"'P'-'I'-----------------
Proposed Land Use Designation:"""' NIA'-"----------------------
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-C CF Community Facilities
West P-M PI Office/Industrial
LOCAL COASTAL PROGRAM
Coastal Zone: D Yes t:8:] No Local Coastal Program Segment: "-N-'-'-/,_,A,__ ______ _
Within Appeal Jurisdiction: D Yes l:8J No Coastal Development Permit: D Yes
Local Coastal Program Amendment: D Yes l:8J No
t:8J No
Existing LCP Land Use Designation: NIA
Existing LCP Zone: ~N~/ A~------
Proposed LCP Land Use Designation: "-N-'-'-/"-'A,__ __
Proposed LCP Zone: "-N""'/.,_A,__ _______ _
Revised O I /06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): '-'N"'/A,_._ _______________ _
ENVIRONMENT AL IMPACT ASSESSMENT
lz:J Categorical Exemption, Section 15301, "Existing Facilities"
D Negative Declaration, issued. _____________________ _
D Certified Enviromnental Impact Report, dated. _______________ _
D Other,, __________________________ _
Revised O I /06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: ""'C"'ar,.,l"'sb""a""d'""'C"'r_,,_o,,,ss""fi,_,_t _________________ _
LOCAL FACILITY MANAGEMENT ZONE: 2 GENERAL PLAN: Planned Industrial -PI
ZONING: Planned Industrial -P-M
DEVELOPER'S NAME: °"C"'a_,.tin,,,a,,_H"-""an"'c""o"'c"'k __________________ _
ADDRESS: 6352 El Camino Real Suites F & G
PHONE NO.: 760-519-2378 ASSESSOR'S PARCEL NO.: ,,_2.,_,13'--'-0"=5'-"0-"'-2""3"-"-0'-"0 _____ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3,402 sq. ft. suite
ESTIMATED COMPLETION DATE: NIA
A City Administrative Facilities: Demand in Square Footage = NIA
B. Library: Demand in Square Footage = NIA
c. Wastewater Treahnent Capacity Demands in EDU= 2EDU
D. Park: Demand in Acreage = NIA
E. Drainage: Demand in CFS = NIA
Identify Drainage Basin = NIA
F. Circulation: Demand in ADT = 102ADT
G. Fire: Served by Fire Station No. = 5
H. Open Space: Acreage Provided = NIA
I. Schools: NIA
J. Sewer: Demands in EDU= 2EDU
Identify Sub Basin = C
K. Water: Demand in GPD = 800
VOA
♦ ♦ ♦
Von Der Ahe
Real Estate Services
January 24, 2012
TO WHOM IT MAY CONCERN:
On behalf of the owner of Palomar Business Center, located at 6353 El Camino Real, Carlsbad,
CA, I am writing in support of LCCR, LLC (soon to be owners of Carlsbad Crossfit) as they
work to obtain a Conditional Use Permit from the City of Carlsbad for their leased property at
6353 El Camino Real, Suites F and G (please note -a lease on Unit F will be negotiated as
Phase 2 of their business plan and is not currently part of the lease agreement).
We are very happy to be adding this health-minded organization to our Park. As Property
Manager, I will work with the occupants to ensure appropriate parking requirement are
maintained. Based on their 1,700 square foot unit, we will allot them nine (9) parking spaces.
With the addition of Suite F, they will be alloted an additional nine (9) spaces. Carlsbad
Crossfit will be expected to use available parking spaces behind their suite, leaving premium
parking in front for other businesses and visitors to the property.
I have been the property manager for the Palomar Business Center for nine years. This center
has 150 parking spaces for 39 units (approximately 50,342 square feet). Over the years, we
have had varying demands for parking. Current Lessees utilize, on average, much less than
their allocated amount of parking spaces. With the addition of Carlsbad Crossfit, we anticipate
their demands on parking to be at their highest outside the normal business hours (Monday-
Friday, 9am to 4pm) of our Park, thereby ensuring enough parking for their clients with little
nor no impact to other Lessees. It is my understanding that the City code requires nine (9)
spaces for the CUP and given our history and current leased property, I feel confident that we
can accommodate the parking needs/requirements of Carlsbad Crossfit.
If there are any questions or comments please feel free to contact me at your convenience at
949-348-9690 ext. I 08 or via email at lstein@vdaco.com.
Very truly yours,
VONDERAHE REAL ESTATE SERVICES and
YCC PALOMAR BUSINESS CENTER
o1JA~a. Lmda Stem .,u,_
Property Manager
cc: file
26440 LA ALAMEDA, SUITE 270, MISSION VIEJO, CA 92691 ♦ TEL: 949.348.9690 ♦ FAX: 949,348,9645 ♦ WWW.VDACO.COM
M A N A G E M E N T DEVELOPMENT BROKERAGE
N011t1SCN..E
I i
Palomar Business Park (53,585 s.f.)
6353 El Camino Real
j Accessor's Parcel# 213-050-23-00
Existing Zone/General Plan
t • Land Use Designation:
' • P-M-Planned Industrial
• Pl-Planned Industrial
Carlsbad City:
• Water
• Sewer
• School district
Parking:
Total Parking= 150
Requirement= 1/200 s.f.
Allocated for Suites G/F = 9/uuit, total of 18
Property Owner:
YCC Palomar Business Center
26440 La Alameda, Suite 270
Mission Viejo, CA 92691
949-348-9690 X. 1089
! Property Management:
VDA Real Estate Services
26440 La Alameda, Suite 270
Mission Viejo, CA 92691
949-348-9690
2380
Carlsbad CrossFit
N-0
J-L
H
G
F
E
A 8 C D
l{Cf I Id-
M L
H
G Phase I
1701 s.f.
F Plwe2
CUP 12-01
CUP 12.01
Camino Vida Roble
Exhibit B
6353 G El Camino Real, Carlsbad, CA
Fitness Area
Lounge F,
Lobby
Fitness Area
Storag
Lounge -
Office Qffice
6353 El Camino
Real, Suite F