HomeMy WebLinkAbout2013-06-05; Planning Commission; ; CUP 12-12 - PINE AVENUE PARK TEMPORARY BUILDINGS
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: April 3, 2013
P.C. AGENDA OF: June 5, 2013 Project Planner: Pam Drew
Project Engineer: Jeremy Riddle
SUBJECT: CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS – Request
for approval of a Conditional Use Permit (CUP) to: 1) allow the continued use of
the temporary office and classroom building; 2) change the use of the temporary
restroom building from restrooms to storage; and 3) install a temporary shade
canopy, located at 801 Pine Avenue within Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6984
APPROVING Conditional Use Permit (CUP 12-12) based upon the findings and subject to the
conditions contained therein.
II. INTRODUCTION
The proposal involves permitting of an already-installed temporary shade canopy and the
continued use of two temporary, mobile buildings used by school children and the City of
Carlsbad Recreation Department. One building would continue to be used for office space and
after-school and summer camp programs and the other building would change in use from
temporary bathrooms to storage space. The storage space would be used by the after-school and
summer camp programs to store supplies. The project is located southeast of the Senior Center
within the Pine Avenue Park site. There are no unresolved issues. The staff recommendation of
approval with conditions is supported by the analysis as follows. If approved, the temporary
shade structure and mobile buildings would be permitted for five years.
III. BACKGROUND
In 2003 the City of Carlsbad Recreation Department requested and received a CUP (03-18) to
allow the development and operation of the Pine Avenue Park on 7.2 acres, and the continued
operation of the Senior Center. The park and Senior Center CUP was approved in perpetuity.
In 2004 the CUP (03-18(A)) was amended to allow the development of a permanent
storage/restroom and temporary buildings through September 14, 2009.
In 2009 the CUP (03-18(A)x1) was extended to allow the continued use of the temporary mobile
buildings for an additional period of five (5) years through September 14, 2014. Condition No. 5
of Planning Commission Resolution No. 6638 approving the extension requires the temporary
restroom building to be removed within 3 months after obtaining occupancy for the permanent
restroom/storage building. In July of 2012 the permanent restroom/storage building obtained
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CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS
June 5, 2013
PAGE 2
occupancy. The City of Carlsbad Recreation Department would like to continue using the
temporary restroom building for storage.
PROJECT DESCRIPTION
In October 2012, the City of Carlsbad Recreation Department submitted an application for a CUP
(12-12) to: 1) allow the continued use of the temporary, office and classroom building 2) change
the use of the temporary restroom building from restrooms to storage; and 3) permit the already-
installed temporary shade canopy. The sandstone color shade canopy is 30 feet long, by 24 feet
wide, by 16 feet high. The shade canopy is located to the east of the temporary buildings and
provides an outdoor shaded area for the after-school and summer camp programs. In the
temporary restroom building, the restroom fixtures have since been removed and all plumbing
pipes capped. The State of California Department of Housing and Community Development
(HCD) has performed an occupancy inspection and issued a permit to use the building as storage.
The use of the other temporary building would remain the same (office and after-school and
summer camp programs).
The location of the temporary structures is in an area designed for a future community center as
depicted on the Pine Avenue Park Master Plan (MP). Currently the Parks and Recreation
Department is in the process of conducting a needs assessment which will analyze current parks
and recreation programs and master planned facilities against future needs throughout the city.
The city has completed a needs assessment at Pine Avenue Park. The residents in the area have
voiced their desire to have a community center located at the park. If the community center is
constructed, the temporary structures would be removed and the after-school and camp programs
would be relocated to the community center or to another park facility. Once the needs
assessment for all the city parks has been completed a determination will be made on whether or
not the community center will be constructed at Pine Avenue Park in accordance with the
approved MP.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. City of Carlsbad General Plan Open Space (OS) designation;
B. Open Space (OS) Zone regulations (Chapter 21.33 of the Carlsbad Municipal Code);
C. Conditional Use Permit Ordinance (Chapter 21.42 of the Carlsbad Municipal Code);
D. Growth Management Regulations (Zone 1 Local Facilities Management Plan).
The recommendation for approval for this project was developed by analyzing the project’s
consistency with the applicable city regulations and policies. The project’s compliance with each
of the above regulations is discussed in detail in the sections below.
CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS
June 5, 2013
PAGE 3
A. General Plan
Staff has analyzed the proposed project for consistency with the city’s General Plan. Staff has
concluded that the project is consistent with the OS General Plan designation as discussed in
Table 1, below.
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Parks &
Recreation,
Park
Development,
Implementing
Policies and
Action
Programs C.6
“Provide for “joint-use”
facility agreements with local
school districts to meet
neighborhood and
community recreational
needs.”
The proposed project
involves the continued
operation of the existing
classroom building, reuse of
a restroom facility as a
storage room, and use of an
outdoor shade canopy,
which provides space for
after-school and summer
camp programs.
Yes
Land Use,
Community
Facilities,
Goal A
“A city which provides land
for child daycare facilities,
places of worship, and other
community services
facilities.”
The proposed project
involves the continued
operation of the existing
classroom building, reuse of
a restroom facility as a
storage room, and use of an
outdoor shade canopy,
which provides space for
after-school and summer
camp programs.
Yes
B. Open Space (OS) Zoning
The project has a zoning designation of Open Space (OS), which allows educational institutions
or schools, public/private and mobile buildings. There are no setback requirements or building
placement requirements/restrictions that apply to the project. The maximum building height
allowed is 25 feet. The height of the temporary buildings is 14 feet, and the height of the shade
structure is 16 feet. The project would remain in compliance with all applicable requirements of
the OS zone as demonstrated in Table 2, below.
CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS
June 5, 2013
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TABLE 2 – OPEN SPACE ZONE CONFORMANCE
GENERAL
PLAN
STANDARD-
REQUIRED PROPOSED COMPLIANCE
Permitted Use
Educational institutions or
schools, public/private and
mobile buildings are
conditionally allowed uses.
Temporary buildings
and shade structure.
Yes
Building Height 25 feet unless a greater height is
approved by a CUP.
14 feet for the
temporary buildings
and 16 feet for the
shade structure.
Yes
C. Conditional Uses
According to Chapter 21.33 mobile buildings and public structures are permitted in the OS zone
with the approval of a CUP pursuant to the provisions contained in Chapter 21.42 of the Zoning
Ordinance. Four findings must be made in order to approve a CUP. All of these findings can be
made for this project as discussed below.
Furthermore, according to the Special Regulations in Chapter 21.42.140(B)(90)(a) & (b) the
mobile building shall be occupied by a permitted or conditional use allowed in the zone in which
it is placed and the occupancy shall be limited to a five-year term, unless extended by the
planning commission.
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.
The temporary buildings and shade structure are desirable to provide a place for after-school
and summer camp programs, which at least one of the buildings has been used for several
years. The temporary structures are harmonious with the OS General Plan designation and
have been designed to not be detrimental to surrounding uses by the placement of the
structures adjacent to the Senior Center and parking lot and not interfering with any of the
other recreational uses within the park site.
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.
The temporary buildings and shade structure would not impose any detrimental impacts to
other uses in the surrounding area in that the lot is currently used as a community park and
senior center. The mobile buildings and shade structure are necessary for effective delivery
of recreation programs and are compatible with other park uses. Further, the temporary
structures are compatible in color with the surrounding park structures and uses.
CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS
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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.
The 7.2 acre site is currently used as a community park, storage area, public restrooms and a
senior community center. The temporary buildings and shade structure are located at the
northeast corner of the park and do not encroach into the adjacent parking lot. The temporary
buildings meet all fire and building code regulations, including an ADA compliant access
ramp to both temporary buildings. Mature landscaping surrounds the structures and no
additional lighting is proposed.
4. That the street system serving the proposed use is adequate to properly handle all
traffic generated by the proposed use.
The existing temporary buildings and shade structure will not generate any additional traffic.
Most of the users are dropped off by parents or walk to the site. No parking spaces will be
eliminated and the street system serving the park is adequate to properly handle all existing
traffic.
A. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the city and is a non-residential project. Therefore many of the Growth Management
performance standards do not apply. The impacts on public facilities created by the project and
its compliance with the adopted performance standards are summarized in Table 3 below.
TABLE 3
Growth Management Compliance
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 1 EDU Yes
Parks N/A N/A
Drainage 0.1 Yes
Circulation 0 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 1 EDU Yes
Water 550 GPD Yes
CUP 12-12 – PINE AVENUE PARK TEMPORARY BUILDINGS
June 5, 2013
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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 and
Section 15303 – New Construction or Conversion of Small Structures, of the State CEQA
Guidelines and will not have any adverse significant impact on the environment. A Notice of
Exemption will be filed with the County Clerk upon approval of this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 6984
2. Location Map
3. Background Data Sheet
4. Local Facilities Impact Assessment Form
5. Photos
6. Reduced exhibits
7. Exhibits “A” – “D” dated June 5, 2013
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CUP 12-12
PINE AVENUE PARK TEMPORARY BUILDINGS
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Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CUP 12-12
CASE NAME: PINE AVENUE PARK TEMPORARY BUILDINGS
APPLICANT: City of Carlsbad - Recreation Department
REQUEST AND LOCATION: Request for approval of a Conditional Use Permit to: 1) allow the continued the use of the temporary, office and classroom building; 2) change the use of the
temporary, restroom building from restrooms to storage; and 3) install a temporary shade
canopy, located at 801 Pine Avenue.
LEGAL DESCRIPTION: A portion of Tract 110 of Carlsbad Lands, according to Map No. 1661, filed in the Office of the County Recorder on February 27, 1915; and Portions of Blocks
45, 46, and 59 and Lots 5 through 10 of Town of Carlsbad Amended, according to Map No. 775,
filed in the Office of the County Recorder on February 15, 1893, all in the City of Carlsbad,
County of San Diego, State of California.
APN: 204-100-05 Acre: .05 of the 7.2 acre park Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: Open Space (OS)
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: OS Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site OS OS Senior Center & Park Facility
North R-3 RMH Residential & Church
South R-3 and OS RM and OS Single-family residential & baseball field
East R-3 RMH and RH Multi-family residential
West R-3 RMH Single-family residential
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 1 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15301 – Existing Facilities and Section 15303 – New
Construction or Conversion of Small Structures.
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Pine Avenue Park Temporary Buildings – CUP 12-12
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: Open Space (OS)
ZONING: Open Space (OS)
DEVELOPER’S NAME: City of Carlsbad – Parks & Recreation Department
ADDRESS: 801 Pine Avenue, Carlsbad, CA 92008
PHONE NO.: 760-434-2978 ASSESSOR’S PARCEL NO.: 204-100-05
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .05 AC. (project site) (7.2 AC. entire parcel)
ESTIMATED COMPLETION DATE: N/A (existing)
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = 0.1
Identify Drainage Basin = B
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 0
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 1
Identify Sub Basin = 1E
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 550
L. The Growth Management Dwelling unit allowance is not applicable to this project.
SITE
PINE AVENUE PARK TEMPO RY BUILDINGS
PROJECT ADDRESS
PINE AVENUE PARK
801 PINE AVENUE
CARLSBAD, CALIFORNIA 92008
HWY.7s
• N
CI'IY OF
OCEANSIDE
CI'IY OF ENCINITAS
CI'IY OF
SAN MARCOS
PROJECT LOCATION MAP
SCALE: NTS
CUP 12-12
CITY OF CARLSBAD
CARLSBAD, CALIFORNIA
MARCH 25, 2013
CITY COUNCIL
MATT HALL-MAYOR
MARK PACKARD-MAYOR PRO-TEM
KEITH BLACKBURN-COUNCIL MEMBER
FARRAH DOUGLAS-COUNCIL MEMBER
LORRAINE WOOD-COUNCIL MEMBER
SHEET INDEX
SHEET 1 -TITLE SHEET
SHEET 2 -SITE PLAN
SHEET 3-MODULAR PLAN VIEW AND ELEVATIONS-CLASSROOM/OFFICES
SHEET 4-MODULAR PLAN VIEW AND ELEVATIONS-STORAGE ROOMS
PROJECT DIRECTORY/CONTACT INFORMATION
CITY OF CARLSBAD PARKS & RECREATION DEPT.
PARK DEVELOPMENT
LIZ KETABIAN-PARK PLANNING MANAGER
799 PINE AYE., SUITE 200
CARLSBAD, CA 92008
PHONE: 760434-2978
FAX: 760434-5088
CITY OF CARLSBAD PARKS & RECREATION DEPT.
PARKS MAINTENANCE DIVISION
KYLE LANCASTER, PARKS SUPERINTENDENT
799 PINE AYE.
CARLSBAD, CA 92008
PHONE: 760434-2941
FAX: 760434-5088
CITY OF CARLSBAD BUILDING DEPARTMENT
BUILDING PERMITS
MIKE PETERSON-DEVELOPMENT SERVICES MANAGER
1635 FARADAY AVENUE
CARLSBAD, CA 92008
PHONE: 760-602-2700
FAX: 760-602-8558
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OWNER:
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1200 CARLSBAD VILLAGE DRIVE -CARLSBAD, CA. 92008
PHONE (760) 434-2820 -FAX (760) 434-5088
APPLICANT:
CITY OF CARLSBAD
RECREATION DEPARTMENT
PARK DEVELOPMENT DIVISION
799 PINE AVE. SUITE 200, CARLSBAD, CA. 92008
PHONE (760) 434-2826 -FAX (760) 434-5088
OFFICE #4
OFFICE #3
SIDE ELEVATION (EAST)
~ CITY OF CARLSBAD I SHEETS I 1----+---+--------------+----J--1---+-----1 ~ PLANNING DEPARTMENT 4
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DATE INITIAL DATE INITIAL DATE INITIAL
ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL
PINE AVE PARK MODULARS
CUP 12-12
ASSESSOR'S PARCEL NO. 204-100-05
I APPROVED
PLANNING DIRECTOR DATE
DWN BY:
I
PROJECT NO. I DRAWING NO. CHKD BY:
RVWD BY: 38022
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