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Home My WebLink About2008-12-17; Planning Commission; ; CUP 139B - ST. ELIZABETH SETON CATHOLIC CHURCHThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. G) P.C. AGENDA OF: December 17, 2008 Application complete date: June 30, 2008 Project Planner: Greg Fisher Project Engineer: Tecla Levy SUBJECT: CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH-A request for approval of an amendment to Conditional Use Permit CUP 139(A) to expand the total square footage of the existing church campus by 4,788 square feet, redesign and enlarge the parking lots to accommodate 18 new parking spaces, and to approve the church use in perpetuity on property generally located on the southwest comer of Alga Road and El Fuerte Street in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6520 APPROVING Conditional Use Permit CUP 139(8) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project involves amending Conditional Use Permit CUP 139(A) to allow the expansion of the existing church campus by 4,788 square feet, redesign of the parking lots to accommodate 18 new parking spaces, and to approve the church use in perpetuity. CUP 139 (A) approved a total of 41,082 square feet of building area for Saint Elizabeth Seton Catholic Church. This amendment would allow an additional 4,788 square feet of building area, increasing the total area to 45,870 square feet. The primary project issue includes operational compatibility between the church and the surrounding residential land uses. Complaints regarding on street parking, safety and traffic issues were received from nearby residences in response to the City's Early Public Notice for the Conditional Use Permit Amendment application. The operational compatibility issue is not considered significant, has been adequately addressed by the applicant, and is discussed in detail within the parking analysis of the staff report. As designed and conditioned, the proposed buildings and site design comply with all applicable standards and regulations and the necessary findings to approve the Conditional Use Permit Amendment can be made. 111. PROJECT DESCRIPTION AND BACKGROUND Saint Elizabeth Seton Catholic Church is requesting approval of a Conditional Use Permit Amendment to allow changes to CUP 139(A) and to implement the next phase of its church campus project located at 6628 Santa Isabel Street on property generally located on the southwest comer of Alga Road and El Fuerte Street. CUP 139 was originally approved in August 1977 and later amended in March 1994 by CUP 139(A) which approved the construction of a sanctuary, parish hall, conference building, administration building, and rectory. The prior l'\ . ., CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 2 actions also allowed the church campus project to be built in phases. To date, only the sanctuary, conference building, and parking areas have been constructed. The parish hall, administration building, and rectory that were identified as a future phase of the project have not been constructed. The church is now proposing to complete the project with a few modifications and overall small increase in building square footage. Although the church is proposing to add square footage, it is also proposing to delete 3,600 square feet that was originally allocated for the future rectory, but is no longer part of the church campus plan. If approved, the applicant's proposed amendment would accomplish the following: a) expand the total square footage of the entire project by 4,788 square feet by modifying the size of the parish hall and of the administration building; b) eliminate the rectory building; c) clarify that the size of the sanctuary is an additional 68 square feet to reflect as-built plans; and, d) redesign and enlarge the parking lot to accommodate 18 additional parking spaces. All buildings will maintain the existing Spanish-Colonial architecture style and will feature stucco siding colored to match the existing sanctuary, accent stone trim and a Mission clay tile roof. The following table illustrates the proposed building changes. The project is discussed in further detail in the sections below. Building Square Footage Existing Square Total Square Change in Approved by Footage Footage Square Footage CUP 139(A) (including proposed Sq. Ft.) Sanctuary 17,500 17,568 17,568 + 68 Parish Hall 10,800 0 18,220 +7,420 Conference 5,682 5,682 5,682 0 Building Administration 3,500 0 4,400 + 900 Rectory 3,600 0 0 -3,600 Total Square 41,082 23,250 45,870 +4,788 Footage Sanctuary: The sanctuary is being amended in square footage (68 sq. ft.) to reflect the actual size of the sanctuary after construction was completed. The increase in square footage is for clarification purposes only. Parish Hall: The parish hall is proposed to be constructed as a two level structure. The first level of building area (9,070 Sq.Ft.) is proposed as a basement level. The assembly area is located on the second level of the parish hall and will remain the same size as previously approved. The upper level of the parish hall will be accessible from the main courtyard and will include a foyer, restroom facilities, kitchen, and a large social hall with dinner seating and dance floor. The parish hall will not be used for adult assembly during church services. The lower basement level rooms will be for religious classes during the week and for Sunday school classes on the weekend. The parish hall will be smaller in scale and lower in height than the sanctuary, leaving the sanctuary as the most significant building on the church campus site. CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 3 Conference Building: The existing conference building is 5,682 square feet in size and is currently used for a variety of church activities. It consists of two offices, five meeting rooms and a small kitchenette. It is proposed to remain at its current size. In addition to meeting rooms for various church activities, the rooms are also used for religious education classes. The conference building will continue to be used as it is presently. Administration Building: This single story administration building is proposed to be 900 square feet larger then previously approved due to an increase in staffing needs and is located at the same location as approved by CUP 139(A). Rectory: The approved rectory was never constructed and is now being deleted from the project. Parking: The existing parking lots have been reconfigured and expanded to accommodate an additional 18 parking spaces for a total of 207 parking spaces, which are 31 spaces more then required. IV. ANALYSIS Staffs recommendation of approval for the CUP Amendment was developed by analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text the project's consistency with the applicable regulations listed below: A. Residential Medium High Density (RMH) General Plan Land Use designation; B. Residential Density-Multiple (RD-M) Chapter 21.24 of the Zoning Ordinance; C. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code); D. Parking (Chapter 21.44 of the CMC); and E. Growth Management Ordinance (Chapter 21.90 of the Zoning .Ordinance) and Zone 6 Local Facilities Management Plan. A. Residential Medium High Density (RMH) General Plan Land Use Designation The project site has a General Plan Land Use designation of Residential Medium High Density (RMH). The St. Elizabeth Seton Catholic Church proposal is consistent with the applicable policies and programs of the General Plan as seen in Table 1 below: TABLE 1-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, PROPOSED USES & COMPLIANCE GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use USE: Site is designated for Churches are Yes Residential Medium High conditionally permitted in Density, (RMH -8-15 du/ac) residentially designated with a GMCP of 11 du/ac. areas. GOAL: Provide for a diversity of land uses so that churches are available to residents in Carlsbad. CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pa e4 TABLE 1 -GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, PROPOSED USES & COMPLIANCE GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Circulation Requires new development to Proposed development Yes provide safe, adequate, and includes new parking attractively landscaped parking areas designed in areas. accordance with City Standards and Landscape Manual requirements. Public Safety Design all structures in All buildings will meet Yes accordance with the seismic CBC and State seismic design standards of the UBC and requirements. State building requirements. Open Space Utilize Best Management The project will conform Yes & Practices for control of to all National Pollution Conservation stormwater and to protect water Discharge Elimination quality. Standards (NPDES) and has been designed to include Low Impact Design (LID) elements. Noise Non-Residential exterior noise The project site is not Yes standard of 65 CNEL and impacted by noise and interior noise standard of 45 the proposed use does not CNEL. cause any significant noise impacts. B. Residential Density-Multiple Zone Regulations (RD-M) Chapter 21.24 of the Zoning Ordinance Section 21.24.020 of the Carlsbad Municipal Code allows for churches in RD-M zoned residential areas subject to the approval of a Conditional Use Permit. The St. Elizabeth Seton Catholic Church project is located within the RD-M zone and is, therefore, subject to the development standards contained in Chapter 21.24 of the Zoning Ordinance. The proposed church expansion is consistent with the Residential Density-Multiple Zone development standards as shown below in Table 2: TABLE 2 -RD-M ZONE DEVELOPMENT STANDARDS R-3 Standards Required Provided Setbacks Front: (El Fuerte Street) 20 Feet Front: 35.1 Feet Rear: (Santa Isabel) 10 Feet Rear: 24.1 Feet Street Side (Alga Road) 10 Feet Street Side: 23.6 Feet Street Side (Santa Isabel) 10 Feet Street Side: 24.1 Feet Building Height 35 Feet 35 Feet Maximum Lot 60% 16.8% Coverage CUP 139(B) -ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 5 C. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code) Uses subject to a CUP possess characteristics of such unique and special form as to make impracticable their being included automatically in any land use class. In granting a CUP, certain safeguards to protect the health, safety and general welfare of the public may be required as conditions of approval. In addition, CUPs may only be granted when the appropriate findings of fact can be made. Staff has reviewed the proposed project and found that all the necessary findings can be made to approve the Conditional Use Permit Amendment. The required findings and satisfaction of these findings are provided in Table 3 below. TABLE 3 -CONDITIONAL USE PERMIT FINDINGS FINDING PROJECT CONSISTENCY That the requested use is necessary or desirable The existing Saint Elizabeth Seton for the development of the community, is Catholic Church campus has been in essentially in harmony with the various elements existence since the 1970s providing and objectives of the General Plan, including, if religious worship, educational activities, applicable, the certified Local Coastal Program, and other services to the residents of the specific plan or master plan. community. The City's General Plan recognizes the need for this type of use and the proposed use is consistent with the General Plan (Refer to Section "A") regarding the location of uses for public assembly in residential neighborhoods. The proposed project is a benefit and service to the members of the parish and is open to the community. That the requested use is not detrimental to The proposed parish hall, administrative existing uses or to uses specifically permitted in building and existing church use are the zone in which the proposed use is to be compatible with the existing and future located. residential uses in the neighborhood. The project site has been designed to accommodate all required parking onsite and provides for adequate traffic circulation. Furthermore, to ensure compatibility of the project with the surrounding community, the church parking lots have been redesigned to accommodate an additional 18 parking spaces that will reduce the demand for offsite parking which occurs during peak weekend service times. The site is separated from the surrounding multi- family residential uses by public streets and Circulation Element roadways. CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 6 TABLE 3 -CONDITIONAL USE PERMIT FINDINGS CONTINUED FINDING 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. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. PROJECT CONSISTENCY The 5.04-acre project site is adequate in size and shape to accommodate the proposed uses in that the project can fit within the proposed development area without the need for any development standard modifications. The project complies with all of the required development standards of the RD-M Zone, and no walls, fences or other special conditions will be necessary to adjust the requested use because the site is separated from the surrounding residential uses by public streets. Furthermore, the parking lots are being expanded to accommodate 18 additional parking spaces to reduce the on street parking that occurs during peak weekend service times. Landscaping is proposed within the parking lots to comply with standards and additional landscaping will surround the parish hall and administration building which will soften and enhance their appearance. The site is surrounded by existing dedicated public streets that can properly handle the additional 43 Average Daily Trips generated by the Church campus expansion. Alga Road is a major arterial, and El Fuerte Street is a secondary arterial. Access is provided from Santa Isabel Street. All required parking can be provided onsite. However, to address resident concerns regarding street parking, safety and traffic issues, the church requested that the City paint the curbs "red" in front of fire hydrants along Santa Isabel Street and to install a no parking sign on the east side of El Fuerte Street to prevent vehicles from parking in the right turn lane near the intersection of El Fuerte and Alga Road. The City Engineer approved and recently implemented the request. CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 7 Given the above, the Saint Elizabeth Seton Catholic Church project 1s consistent with the Conditional Use Permits, Chapter 21.42 of the Zoning Ordinance. D. Parking Onsite parking for St. Elizabeth Seton Catholic Church is provided in two separate parking lots on the west and south sides of the site, both of which are accessible from Santa Isabel Street. The western parking lot provides 103 parking spaces, and the southern parking lot provides 86 parking spaces for a total of 189 onsite parking spaces. As a part of the church expansion, an additional eight spaces will be added to the western lot and ten spaces will be added to the southern lot for a total of 207 onsite parking spaces. The parking requirements for a church are contained within Section 21.44.020(b)(14) (public assembly) of the City's Zoning Ordinance. This section of the Carlsbad Municipal Code requires one parking space for every five seats or one parking space per hundred square feet of assembly area whichever is greater. Based on the sanctuary being the largest assembly area of the church campus buildings at 17,568 square feet, 176 onsite parking spaces are required. The existing 189 onsite parking spaces exceed this requirement, and as previously stated above, an additional 18 spaces will be added for a total of 207 onsite parking spaces, exceeding the required spaces by 31. Therefore, the project is consistent with the requirements of the Parking Ordinance. The additio~ of the parish hall and administration building will not impact the site's parking requirements, since neither of these buildings will be used for adult assembly while the sanctuary is occupied on weekends. A portion of the parish hall will be used for Sunday school classes but this will not result in an increase in demand in church parking as the children who will be attending classes in the parish hall will have been driven to the facility by their parents who are attending services in the Sanctuary. As previously mentioned in the introduction of the staff report, complaints were received from neighborhood residents in response to the City's Early Public Notice for the Conditional Use Permit Amendment application. The complaints were similar in content and addressed church patrons use of on street parking, pedestrian safety and traffic issues that sometimes occur during peak weekend service times. In an effort to address these issues, Saint Elizabeth Seton Catholic Church hired a transportation consultant (RBF Consulting) to prepare a parking study (See Attachment No. 10) to analyze the existing parking situation and the parking impacts of the new structures. The study analyzed weekday as well as peak weekend parking demands. The study concluded that the only times the existing onsite parking lots were fully utilized were on Saturday evening (5:30 p.m. Mass) and during Sunday morning services. During these times, on street parking was utilized for approximately 1.5 hours on Saturday evenings and 4.5 hours on Sunday mornings. The rest of the week, there is an onsite and on street parking surplus. Within a short walking distant from the church site, there are 158 on street parking spaces available which is slightly more than the total on street parking demand during the peak weekend period. The 158 on street parking spaces are available along Santa Isabel Street and El Fuerte Street between Unicornio Street and Luciernaga Street. The study also concluded that the addition of the parish hall building will not increase the size of the church membership or require the need for additional parking spaces since the parish hall and conference building shall not be used concurrently with the sanctuary during peak weekend church services except for Sunday school CUP 139(B) -ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 8 classes for non-driving age children. In order to ensure that the parish hall and conference building uses will not result in an impact to on street parking, the project has been conditioned (Condition No. 23 of Resolution No. 6520) such that the parish hall building and conference building shall not be used concurrently with the sanctuary during peak weekend church services except for Sunday school classes for non-driving age children. Based on their observations of parking on both weekdays and weekends, RBF Consulting made a number of recommendations to improve the church's existing parking situation. The study was also submitted to the City Engineer for review. Based on the approval of the City Engineer, the recommendations were recently implemented. The City recently painted red the curbs that are in front of fire hydrants and a no parking sign has been placed on the east side of El Fuerte Street to prevent vehicles from parking in the right tum lane near the intersection of El Fuerte Street and Alga Road. Furthermore, the church painted the curbs red and "No Parking -Fire Lane" signs have been placed along the driveways within the onsite parking lots to deter parishioners from parking in the fire lanes. Announcements have been made at weekend services urging members of the congregation to park in designated parking areas only. These announcements also ask the attendees to be respectful of adjacent neighbors if they park on El Fuerte Street or Santa Isabel Street. To further discourage unsafe parking, members of the church have been placing notices on all vehicles that are inappropriately parked. Existing shrubs at the comer of Santa Isabel Street and El Fuerte Street are proposed to be replaced with plantings that will improve safety by providing better sight lines. On September 9, 2008, the applicant held an open house as part of an outreach to the neighborhood and sent invitations to all adjacent property owners within 600' of the site. Members of the church as well as the consultant team for the project were available to explain the project and to address neighborhood concerns. Six residents attended the open house and most of their comments were in regards to on street parking use/traffic related issues that occur during Sunday morning services. The majority of the people who attended the open house appeared to understand the operations of the church facility and appreciated the effort that the church was making to improve the parking and traffic situation. In summary, the existing onsite parking exceeds the minimum requirements of Carlsbad's parking ordinance and the addition of the parish hall and administration building will not significantly increase the parking demand during weekend church services. During peak use times such as Sundays, public on-street parking is available and often utilized. Santa Isabel Street and El Fuerte Street are immediately adjacent to the church property and can adequately accommodate the overflow when the church parking lots are at capacity for these brief periods. E. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 6 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 4 below. CUP 139(B)-ST. ELIZABETH SETON CATHOLIC CHURCH December 17, 2008 Pae 9 TABLE 4 -GROWTH MANAGEMENT COMPLIANCE IMPACTS STANDARD COMPLIANCE City Administration NIA NIA Library NIA NIA Waste Water Treatment 25.5 EDUs Yes Parks NIA NIA Drainage 28 CFS, Basin D Yes Circulation Increase in ADT 43, Total ADT 1,651 Yes Fire Station No. 2 Yes Open Space NIA NIA Schools NIA NIA Sewer Collection System 25.5 EDUs Yes Water 5,860 GPD Yes V. ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) -of the State CEQA Guidelines. In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6520 (CUP) 2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Statement 6. Planning Commission Resolution No. 5601, dated May 5, 2004 7. Planning Commission Resolution No. 3637, dated March 2, 1994 8. Planning Commission Resolution No. 1398, dated August 24, 1977 9. Reduced Exhibits 10. Parking Study, dated November 10, 2008 11. Exhibits "A" -"O" dated December 17, 2008 SITE MAP • N NOT TO SCALE St. Elizabeth Seton Catholic Church CUP 139(8) BACKGROUND DATA SHEET CASE NO: CUP 139{B) CASE NAME: ST. ELIZABETH SETON CHURCH APPLICANT: Howes Weiler & Associates REQUEST AND LOCATION: A request for approval of an amendment to Conditional Use Permit CUP 139{A) to expand the total square footage of the existing church campus by 4,788 square feet, redesign and enlarge the parking lot to accommodate 18 new parking spaces, and to approve the church use in perpetuity on property generally located on the southwest comer of Alga Road and El Fuerte Street in Local Facilities Management Zone 6. LEGAL DESCRIPTION: Lot 412 of La Costa Meadows Unit No. 2, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 6905, filed in the office of the County Recorder of San Diego County on April 21, 1971 APN: 215-330-01 Acres: 5.04 Proposed No. of Lots/Units: =-N:..:...:/A:....::.,_ _________ _ GENERAL PLAN AND ZONING Existing Land Use Designation: _R_M=H'---------------------- Proposed Land Use Designation: __ N""'/A'--"---------------------- Density Allowed: 8 -15 du/ac Density Proposed: ___ N"'-'/ A:....::,_ _________ _ Existing Zone: =R=D'--M::.:.=-_____ _ Proposed Zone: =-N:..:...:/A:....::.,_ __________ _ Surrounding Zoning, General Plan and Land Use: Zoning. General Plan Current Land Use Site RD-M RMH Church North RD-M RMH Multi-Family Residential South RD-M RMH Multi-Family Residential East RD-M RMH Multi-Family Residential West RD-M RMH Multi-Family Residential LOCAL COASTAL PROGRAM Coastal Zone: D Yes C8J No PUBLIC FACILITIES School District: San Marcos Unified Water District: Vallecitos Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): ___ 25"""'.~5-=E=D~U~-------------- Revised O I /06 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, 15332 (In-Fill Development Projects) Revised O I /06 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: Saint Elizabeth Seton Catholic Church -CUP 139(B) LOCAL FACILITY MANAGEMENT ZONE: .Q GENERAL PLAN: =R=M=H=--------- ZONING: =R=-D_.;:c-M=------------------------ DEVELOPER'S NAME: Howes Weiler & Associates ADDRESS: 5927 Balfour Court, Suite 202, Carlsbad, CA 92008 PHONE NO.: 760-929-2288 ASSESSOR'S PARCEL NO.: 215-330-01 ------------ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): _5._04_ac_re_s ____ _ ESTIMATED COMPLETION DATE: =-20c.....cl'"""0 _______________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= N_/A _____ _ Library: Demand in Square Footage = "-'N-'-"/ A-=------- Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) 25.5 EDU NIA 28 CFS D 1,651 Total ADT 43 ADT Increase Fire: Served by Fire Station No. = _2 _____ _ Open Space: Acreage Provided= _N_/ A _____ _ Schools: Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = San Marcos 25.5 EDU NI A -Leucadia 5,860 GPD -Vallecitos City of Carlsbad liLi,i,1411• 1·14·6•11111411 i DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Coun.cil or any appointed Board, Commission or Committee. The following information MY.§! be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of & persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, title, 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.} Person Father Donald S. Coleman Corp/Part. __________ _ Title Pastor Title ·-------------Address6698 Santa Isabel Carlsbad, CA Address. ___________ _ 2. OWNER (Not the owner's agent) 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, title, 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.) Person Bishop Robert H. Brom Corp/Part ____________ _ Title Bishop of Catholic Diocese of San Diego Title ------------- Address P.O. Box 80428 Address ------------ San Diego, CA 92138 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (7S~liV5Dci.carlsbad.ca.us @ MAY 1 6 2008 CITY OF CARLSBAD PLANNING DEPT ) ) 3. NON-PROFIT ORGANJZA TION OR TRUST Jf any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of M:lY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust.________ Non Profitrrrust..._ _______ _ 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 E] 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. /. (!Jlvu,,__ 3/ ,t((JaJ?., nt/date ~~-~~ Signare of owner/date Bishop Robert H. Brom Father Donald S. Coleman Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Dee Landers -Howes, Weiler & Associates Print or type name of owner/applicant's agent H:AOMIN\COUNTER\OISCLOSURE STATEMENT 12106 Page 2of2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 5601 A RESOLUTION OF THE PLANNJNG COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING A RETROACTIVE 10-YEAR EXTENSION OF A CONDITIONAL USE PERMIT TO ALLOW THE CONTINUED OPERATION OF A CHURCH CAMPUS ON PROPERTY GENERALLY . LOCATED AT THE SOUTHWEST CORNER OF ALGA ROAD AND EL FUERTE STREET IN LOCAL FACILITIES MANAGEMENT ZONE 6. CASE NAME: ST. ELIZABETH SETON CATHOLIC CHURCH CASE NO.: CUP 139(A)xl WHEREAS, St. Elizabeth Seton Catholic Church, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Roman Catholic Bishop of San Diego, "Owner," described as La Costa Meadows, Unit No. 2, Lot 412, in the City of Carlsbad, County of San Diego ("the Property"); and WHEREAS, said verified application constitutes a request for a Conditional Use Permit Extension as shown on Exhibits "A" -"F'' dated March 2, 1994, on file in the Planning Department ST. ELIZABETH SETON CATHOLIC CHURCH -CUP 139(A)xl, as provided by the conditions of approval of CUP 139(A)xl and Chapter 21.42 and/or 21.50 of the Carlsbad Municipal Code; and WHEREAS the Planning Commission did, on the 5th day of May, 2004, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the CUP Extension; and WHEREAS, on March 2, 1992, the Planning Commission approved CUP 139(A) as described and conditioned in Planning Commission Resolution No. 3637. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission APPROVES ST. ELIZABETH SETON CATHOLIC CHURCH -CUP 139(A)xl, to be effective retroactively from March 4, 2004 through March 3, 2014 based on the following findings and subject to the following conditions. Findings: 1. The adopted findings for CUP 139(A) which are contained in Planning Commission Resolution No. 3637 apply to this extension and are incorporated by this reference. Conditions: 1. 2. 3. 4. If any of the following conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Conditional Use Permit. All conditions of approval imposed upon Conditional Use Permit CUP 139(A) as stated in Planning Commission Resolution No. 3637 shall apply as conditions of approval for CUP 139(A)xl and are incorporated by this reference, except Condition No. 3 which has been satisfied, and Condition No. 8 is replaced by Condition No. 4 below. This Conditional Use Permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a substantial negative effect on surrounding properties or the public health and welfare. If the Planning Director determines that the use has such substantial negative effects, the Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to reduce or eliminate the substantial negative effects. This Conditional Use Permit is granted for a period of 10 (ten) years retroactively from March 4, 2004 through March 3, 2014. This permit may be revoked at any time after a public hearing, if it is found that the use has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed 10 (ten) years upon written application of the permittee made no less than PC RESO NO. 5601 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 90 days prior to the expiration date. The Planning Commission may not grant such extension, unless it finds that there are no substantial negative effects on surrounding land uses or the public's health and welfare. If a substantial negative effect on surrounding land uses or the public's health and welfare is found, the extension shall be denied or granted with conditions which will eliminate or substantially reduce such effects. There is no limit to the number of extensions the Planning Commission may grant. Engineering: 5. 6. 7. Developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit, latest version. Developer shall provide improvements constructed pursuant to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge from the site. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include, but not be limited to notifying prospective owners and tenants of the following: A. B. C. All owners, tenants and employees shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. Within 6 months of the date of the extension of this Conditional Use Permit, Developer shall submit to and receive approval from the City of Carlsbad Engineering Department of a Storm Water Management Plan (SWMP) that addresses this site. Pursuant to the City of Carlsbad Standard Urban Stormwater Management Plan (SUSMP), this project is required to capture and reduce pollutants to the maximum extent practicable. The SWMP shall address the anticipated pollutants of concern associated with the Project and shall suggest the • both point-source and structural Best Management Practices (BMPs) required to avoid and capture/filter said anticipated pollutants -of concern prior to discharge off the site. The SWMP shall provide evidence that numeric sizing requirements have been met. Developer shall pay the SWMP/SWPPP review and inspection fee pursuant to the City fee schedule. Within 12 months of the date of the extension of this Conditional Use Permit, Developer shall have constructed the necessary BMP measures necessary to capture PC RESO NO. 5601 -3- l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 and filter the anticipated pollutants of concern associated with the Project in accordance with the City-approved SWMP and the latest California National Pollution Discharge Elimination System (NPDES) permit requirements. Developer shall provide evidence of completion to the satisfaction of the City Engineer. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/ exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PC RESO NO. 5601 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASS ED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 5th day of May 2004 by the following vote, to wit: A YES: Chairperson White, Commissioners Baker, Dominguez, Heineman, Montgomery, Segall, and Whitton NOES: None ABSENT: None ABSTAIN: None MELISSA WHITE, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. L LER Planning Director PC RESO NO. 5601 -5- l. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 3637 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT NO. 139 FOR A CHURCH TO EXPAND THE TOTAL SQUARE FOOTAGE AND ALLOW CHANGES TO THE LOCATIONS OF PROPOSED STRUCTURES ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST CORNER OF ALGA ROAD AND EL FUERTE STREET. CASE NAME: ST. ELIZABETH SETON CATHOLIC CHURCH CASE NO: CUP 139(A) WHEREAS, a verified application has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission did, on the 2nd day of March, 1994, hold a duly noticed public hearing to consider said application on property described as: La Costa Meadows, Unit No. 2, Lot 412, in the City of Carlsbad, County of San Diego. WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to CUP 139(A). NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Commission APPROVES CUP 139(A), based on the following findings and subject to the following conditions: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findings: 1. The use is still necessary and desirable for the development of the community, is still essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses specifically permitted in the area. The General Plan and the Municipal Code recognize the need for the proposed type of use. The proposed use is consistent with General Plan direction regarding the location of uses for public assembly. The proposed design will not be detrimental to surrounding uses. The site is a self-contained parcel separated from neighboring uses by public streets. In addition, landscaped setbacks and adequate on-site parking will be provided. 2. The site is still adequate in size and shape to accommodate the use. The 5.04 acre site is large enough to accommodate all of the proposed structures and adequate parking. It is also a self-contained parcel separated from the surrounding multi- family residential uses by public streets. 3. All yards, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood can be provided and maintained. No walls or fences are necessary because the site is a self-contained parcel separated from surrounding uses by public streets. Although yards are not required in the C-1 Zone, the proposed use will provide 10-foot or larger yards. Adequate landscaping will also be provided as shown on the proposed site plan. 4. The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The site is surrounded by dedicated public streets. Alga Road is a major arterial, and El Fuerte Street is a secondary arterial. Access is provided from Santa Isabel Street. All required parking can be provided on site. 5. Architectural features are allowed to exceed the 35 foot height limit in the surrounding underlying zoning. Therefore, allowing the proposed tower and cross to go to 53 feet height is consistent and compatible with surrounding zoning. Planning Conditions: 1. Approval is granted for CUP 139(A), as shown on Exhibits "A" -"F", dated March 2, 1994, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. 2. Plans for the proposed temporary administrative building and all future phase buildings must receive the approval of the Planning Commission. PC RESO NO. 3637 -2- l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3. The developer shall provide the City with a reproducible 24" x 36", mylar copy of the Site Plan as approved by the Planning Commission. The Site Plan shall reflect the conditions of approval by the City. The Site Plan copy shall be submitted to the City Engineer and approved prior to building, grading, final map, or improvement plan submittal, whichever occurs first. 4. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the District Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. 5. This project shall comply with all conditions and mitigation required by the Zone 6 Local Facilities Management Plan approved by the City Council on November 10, 1987, incorporated herein and on file in the Planning Department and any future amendments to the Plan made prior to the issuance of building permits. 6. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 7. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. 8. This conditional use permit is granted for a period of ten (10) years. This conditional use permit shall be reviewed by the Planning Director on a yearly basis to determine if all conditions of this permit have been met and that the use does not have a significant detrimental impact on surrounding properties or the public health and welfare. If the Planning Director determines that the use has such significant adverse impacts, the Planning Director shall recommend that the Planning Commission, after providing the permittee the opportunity to be heard, add additional conditions to mitigate the significant adverse impacts. This permit may be revoked at any time after a public hearing, if it is found that the use has a significant detrimental affect on surrounding land uses and the public's health and welfare, or the conditions imposed herein have not been met. This permit may be extended for a reasonable period of time not to exceed ten (10) years upon written application of the permittee made no less than 90 days prior to the expiration date. In granting such extension, the Planning Commission shall find that no substantial adverse affect on surrounding land uses or the public's health and welfare 'WiJJ resuJr because of me conr.inuarion of the penrutted use, Jf a substantial adverse affect on surrounding land uses or the public's health and welfare is found, the extension shall be considered as an original application for a conditional use permit. There is no limit to the number of extensions the Planning Commission may grant. PC RESO NO. 3637 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 9. If the property owner/owners' address changes from that which is shown on the conditional use pennit application, a notice of a change of address shall be reported, in writing, to the Planning Department within 30 days. 10. Phasing of the development shall be as shown on Exhibit "A", dated March 2, 1994. 11. All landscaping and hardscaping shall be provided during the first phase of development. 12. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the Planning Director. 13. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. 14. Compact parking spaces shall be located in large groups in locations to the satisfaction of the Planning Director. 15. An exterior lighting plan including parking areas shall be submitted for Planning Director approval. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 16. No outdoor storage of material shall occur onsite unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Planning Director. 17. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Planning Director prior to the approval of grading or building plans, whichever occurs first. 18. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. 19. All landscape plans shall be prepared to conform with the Landscape Manual and submitted per the landscape plan check procedures on file in the Planning Department. 20. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. PC RESO NO. 3637 -4- l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 21. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. 22. As part of the plans submitted for building permit plan check, the applicant shall include a reduced version of the approving resolution/resolutions on a 24" x 36" blueline drawing. Said blueline drawings shall also include a copy of any applicable Coastal Development Permit and signed approved site plan. 23. The sum of the combined parking demand at any one time within the St. Elizabeth Seton Catholic Church Campus as defined by Sections 21.44.030 and 21.44.050 of Title 21 of the Carlsbad Municipal Code shall not exceed 191 spaces. Engineering Conditions: 24. The applicant shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. 25. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell Telephone, and Cable 1V authorities. 26. Prior to building permit issuance the applicant shall pay all current fees and deposits required. 2 7. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Prior to issuance of a building permit for the project, a grading permit shall be obtained and grading work shall be completed in substantial conformance with the approved grading plans. 28. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, the applicant shall submit to and receive approval from the City Engineer for the proposed haul route. The applicant shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. 29. The developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with the Carlsbad Municipal Code and the City Engineer. Reference Chapter 11.06. 30. The applicant shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide best management practices to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer prior to issuance of grading or building permit, whichever occurs first. PC RESO NO. 3637 -5· l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 a. Surface nm-off from the proposed parking lot shall be directed through a vegetated swale as shown on the site plan. The minimum length of this swale shall be 50 feet. 31. Prior to issuance of a building permit, the owner shall submit an agreement not to oppose the fonnation of an assessment district for the improvement of the medians on Alga Road. Said agreement shall be approved, as to form, by the City Attorney. 32. Prior to any construction that includes clearing, grading or excavation that results in soil disturbance of five acres or more, the property owner shall file a notice of intent (NOI) with the California State Water Quality Control Board (CSWQCB) and pay the appropriate fee for a storm water permit. Fire Conditions: 33. Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. 34. Additional on-site public water mains and fire hydrants are required. 35. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire hydrants within 200 feet of the project. 36. Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. 37. An all-weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 38. All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. 39. Private roads and driveways which serve as required access for emergency service vehicles shall be posted as fire lanes in accordance with the requirements of Section 17 .04.020 of the Carlsbad Municipal Code. 40. Plans and/or specifications for fire alarm systems, fire hydrants, automatic fire sprinkler systems and other fire protection systems shall be submitted to the Fire Department for approval prior to construction. 41. An approved automatic fire sprinkler system shall be installed in buildings having an aggregate floor area exceeding 10,000 square feet. PC RESO NO. 3637 -6- f ••• J. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 42. A monument sign shall be installed at the entrance to the driveway or private street indicating addresses of the buildings on site. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 2nd day of March, 1994, by the following vote, to wit: AYES: Chairperson Savary, Commissioners: Schlehuber, Betz, Noble, Welshans, Erwin & Hall. NOES: None. ABSENT: None. ABSTAIN: None. ~~ CARLSBAD PLANNING COMMISSION ATTEST: ~ca MlCHAELJ.HOLZLLR PLANNING DIRECTOR PC RESO NO. 3637 -7- J. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 wit: PLANNING COMMISSION RESOLUTION NO. 1398 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, CONCERNING A CONDITIONAL USE PERMIT FOR A CHURCH AND RELATED FACILITIES LOCATED ON THE SOUTHWEST CORNER OF ALGA ROAD AND EL FUERTE STREET. CASE NO: CUP-139 APPLICANT: JOHN MOCK WHEREAS, a verified application for certain property to Lot 412, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 6905 Assessor Book No. 215, Page 33, Parcel 01. • has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 24th day of August, 1977, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and con- sidering the testimony and arguments, if any, of all persons who desired to be heard, said Commission considered all factors relating to the Conditional Use Permit and found the following facts and reasons to exist: 1) The requested use is necessary and desirable for the develop- ment of the community, is essentially in harmony with the various elements and objectives of the General Plan, and 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) There are no existing churches in this rapidly growing area of the City, b) The General Plan recognizes the need and provides for the location of this type of special use. J. 2 :3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 c) The proposed building design and landscaping will be compatible with surrounding multiple-family development. 2) The site for the intended use is adequate in size and shape to accommodate the use because: a) The five acre site provides adequate area for expansion. 3) All yards, setbacks, walls, fences, landscaping and other features necessary to adjust the requested use to existing or permanent future uses in the neighborhood will be provided and maintained because: a) They are required as conditions of approval. 4) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use because: a) The site is surrounded by public streets; Alga Road is a major arterial, El Fuerte Street is a secondary arterial, and Alfanje Street is a local street. 5) The subject application has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972 because: a) A negative declaration has been issued for the proposed project. 6) The subject application is consistent with applicable City Public Facilities Policies and Ordinances because: a) A letter was received on June 15, 1977 from the Leucadia County Water District stating sewer service was available at that time. Conditions of approval require a valid sewer connection permit prior to construction. NOW, THEREFORE, BE IT resolved by the Planning Commission of the City of Carlsbad as follows: A) That the above recitations are true and correct. B) That in view of the findings heretofore made and considering the applicable law, the decision of the Planning Commission is to approve the (CUP-139), subject to the following conditions: 1) Prior to the issuance of building permis for the first phase, the applicant shall provide to the City one-fourth (¼) of the cost of a future traffic signal to be located at the corner of Alga Road and El Fuerte Street. If the City Council has adopted a traffic signal ordinance prior to the above date, the applicant shall comply with the provisions of said ordinance in lieu of the above condition. l. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2) 3) 4) 5) 6) 7) 8) 9) 20 10) 21 22 23 • The applicant shall provide for full half (½) street improve- ments, including wheel chair ramps, prior to the issuance of building permits, sidewalks and ramps along Alga Road will not be required until the issuance of permits for the second phase. Approval is granted for the land described in the application and attachments thereto, and as shown on the plot plan sub- mitted labeled Exhibit A, dated 8/8/71. The location of all buildings, parking, landscaping, and other facilities shall be located substantially as shown on the plot plan except as provided otherwise herein. Prior to the issuance of building permits for each phase, the applicant shall submit a landscape and irrigation plan to the Parks and Recreation Director for review and approval. The approved plan shall reflect current City Policy regarding water conservation. Phasing shall be permitted as shown on Exhibit "A", dated August 8, 1977. Signing shall be limited to signs as shown on Exhibit "A", dated August 8, 1977. Prior to the issuance of building permits for any phase, the applicant shall present a current sewer connection permit or septic system permit to the Building Department. The applicant shall dedicate vehicular access rights to the City along Alga Road and El Fuerte Street prior to the issuance of building permits. Prior to the issuance of grading permits, the applicant shall propose a method of general maintenance, erosion control and trash pick-up for phases two (2) through four (4) to the satisfaction of the City Engineer. The applicant shall utilize energy and water conservation measures, such as drip irrigation, low-flow toilets and faucets, florescent lighting, etc., wherever determined feasible by the Building Director. PASSED, APPROVED AND ADOPTED at a regular meeting of the 24 City of Carlsbad Planning Commission held on August 24, 1977, by 25 26 27 28 the following vote to wit: XXX XXX XXX . 3 a • l 2 3 4 5 6 7 8 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 AYES: Commissioner Larson, Rombotis, L'Heureux, Watson, Fikes, Jose, Woodward. NOES: None. ABSENT: None. ATTEST: .4 November 10, 2008 Larry Broding St. Elizabeth Seton Catholic Church Catechetical Ministries 6628 Santa Isabel Rd. Carlsbad, CA 92009 CONSULTING JN 55-100394.001 Subject: Parking Study for the Proposed Parish Hall Building. Dear Mr. Broding: RBF Consulting has completed the parking study regarding the potential parking impacts associated with the proposed St. Elizabeth Seton Catholic Church Parish Hall Project, located on the southwest comer of Alga Road and El Fuerte Street, in the City of Carlsbad. The City of Carlsbad requested that the St. Elizabeth Seton Catholic Church conduct a parking study to evaluate the potential parking impact that the proposed Parish Hall building would have on the existing parking supply. The proposed Parish Hall building upon completion will not increase the size of the Church membership or require the need for additional parking spaces at the Church. The activities that are planned for the new Parish Hall building are currently being held in the existing Conference Center. Most of the educational activities held in the center will be transferred over to the proposed Parish Hall. It is expected that the enrollment levels of the education classes/group activities will moderately increase over time at non-peak hours, therefore, RBF has analyzed the existing enrollment levels of the current activities and with coordination from Church staff estimated an approximate future growth of participants for the religious education classes and scheduled group activities. Exhibit 1 illustrates the proposed project site plan. The existing Sanctuary, however, will remain as the largest assembly area with 17,568 square feet of floor area and therefore, per City requirements, used as a basis for parking calculations and requirements. We have prepared this letter summarizing the following: ❖ Project Description ❖ Parking Demand and Accumulation Characteristics for Existing Church Activities. ❖ Projected Parking Demand Compatibility Between Existing Church Activities and the Proposed Parish Hall Building. PLANNING ■ DESIGN ■ CONSTRUCTION 5050 Avenida Encinas, Suite 260, Carlsbad, California 92008-4386 ■ 760.476.9193 ■ FAX 760.476.9198 Offices localed throughout California, Arizona & Nevada Dwww.RBF.com Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page2 Project Description JN: 55-100394.001 St. Elizabeth Seton Catholic Church is proposing to implement the next phase of its church campus. CUPs 139 and 139(A) approved the construction of a sanctuary, parish hall conference center, administration building, and rectory. The sanctuary, conference center and parking areas were completed in 1996. The parish hall, administration building and rectory were identified as a future phase of the project and have not yet been constructed. The church is now proposing to complete construction with several modifications and a small increase in square footage. Although the church is proposing to add square footage, it is also proposing to delete 3,600 square feet that were allocated for the future rectory. These actions equate to a proposed overall increase in size of 4,788 square feet (see table below), most of which is proposed as the parish hall basement and utilized as religious education classrooms on weekdays and used for Sunday School on weekends. The church is proposing the following actions: 1) Clarify the size of the sanctuary by 68 square feet to reflect existing construction; 2) Increase the size of the parish hall by 7 420 sq feet in the basement; 3) Modify the approved administration building by a slight addition of 900 square feet; 4) Delete a "future" rectory site of 3,600 square feet; and, 5) Redesign and enlarge the parking lot to accommodate 18 new parking spaces. All buildings will maintain the current Spanish-Mission architecture. Building Sq. Ft. Approved Existing Sq. Proposed Sq. Change in Sq. Ft by CUP 139(A) Ft. Ft. Sanctuary 17,500 17,568 17,568 + 68 Parish Hall 10,800 0 18,220* +7,420 Conference Center 5.682 5,682 5,682 0 Administration 3,500 0 4,400 + 900 Rectory 3,600 0 0 -3,600 Total Square Footage 41,082 23,250 45,870 +4,788 *Assembly area in parish hall: 4,630 sq. ft.I no fixed seating Sanctuary -This building is proposed with a slight correction in square footage to reflect the actual size of the sanctuary when construction was completed. This increase is proposed as a simple point of clarification and record correction. Parish Hall -The parish hall is proposed to be constructed as a two-level structure with a ground level coverage of 9,150 square feet which is 1,650 square feet smaller than that approved by CUP 139(A). The proposed addition of 7,420 square feet is proposed within the basement level. The assembly area of the parish hall will still be the same size as previously approved. The basement rooms will be used for religious education classes during the week and Sunday School on weekends. The upper level of the parish hall will be accessible from the main courtyard with the lower level being predominantly below existing grade. The upper level will include a foyer, restroom facilities, kitchen, and hall to allow parishioners to socialize when church services are not ongoing. The parish hall will Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page3 JN: 55-100394.001 not be used during church services except for Sunday School for the children of the Mass attendees. The actual assembly area will be 4,630 square feet. Conference Center -The Conference Center with 5,682 square feet is currently used for a variety of church activities including two offices, five meeting rooms and a small kitchenette. It is proposed to remain at its current size. In addition to meeting rooms for various church activities, these rooms are also used for religious education classes. It is expected that the Conference Center will continue to be used as it is presently with additional religious education classes proposed at the Parish Hall Administration Building -The single-story administration building is proposed to be located at the same site as that approved by CUP 139(A) but is proposed to increase in size by 900 square feet. The church has indicated that the proposed addition is due to staffing needs to serve the various ministries and community services of the church. Rectory -The approved rectory (3,600 sq. ft.) was never constructed and is now proposed for deletion from the current project. A rectory will not be constructed on this church site. Parking -The City of Carlsbad calculates church parking under CMC 21.44.020-b.14: Public Assembly. This section requires one space/five seats or one space/one hundred square feet of assembly area whichever is greater. Based on the sanctuary of the church as the largest assembly area (17, 568 square feet), the City Zoning Ordinance requires 176 parking spaces. The existing 189 space parking lots have been reconfigured and expanded to accommodate an additional 18 parking spaces. The total parking proposed for the site now includes 207 spaces, 31 spaces more than the required 176 spaces. Existing Facilities The existing facilities of the St. Elizabeth Seton Catholic Church consist of two stand-alone buildings. The buildings include a Sanctuary (17,568 square feet), and a Conference Center (5,682 square feet). Mass is held in the Sanctuary on Saturday evenings and Sunday mornings. The Conference Center is used primarily for religious education classes and group activities during the week, special events on Saturday, and religious classes for young children attending Sunday Mass with their parents. Traffic circulation and parking needs for the Church are provided in two separate parking lots located on the west and south side of the Church, accessible by Santa Isabel Street. As shown on the proposed site plan, the western parking lot has 103 parking spaces and the southern parking lot provides 86 parking spaces. The two parking lots are divided by the Conference Center and a courtyard that extends through the Church complex. Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page4 PARKING UTLIZATION CHARACTERISTICS Existing Parking Demand JN: 55-100394.001 The parking utilization characteristics of the St. Elizabeth Seton Catholic Church were observed for five days (two weekdays, one Saturday, and two Sundays) during times when group activities at the existing Conference Center were taking place as well as during the three Sunday Masses. In addition to parking occupancy data that was collected in the field, Church staff provided approximate attendance data for the religious education classes/group activities that occur at the existing Conference Center Building. To accurately assess the increased demand parking impacts that the proposed Parish Hall could impose on the current Church parking supply an estimated growth rate was applied to the existing attendance that was provided by Church staff for all the religious education classes and group activities that are currently being held in the (5,682 square feet) Conference Center. In addition to the attendance records, several weekday and weekend activities that are hosted in the existing Conference Center were observed and the parking occupancy was collected and included in this report. The maximum parking demand for Church Masses was not applied a growth factor since maximum attendance is a function of available space and the size of the Church assembly area is not going to increase. Parking demand profiles during a typical day are usually derived for a variety of land uses from research studies conducted by the Institute of Transportation Engineers (ITE). The results of this research are detailed in an ITE publication titled "Parking Generation, 3rd Edition." In this publication ITE provides parking characteristics for a variety of land use categories. For each land use category included in the ITE research, a utilization profile is given along with a formula that describes the relationship between parking demand and the time of day. The ITE publication includes specific parking characteristics data for Church land use categories. However, the ITE specific parking characteristics data only applies to Sundays which is estimated to be the day of primary services for a variety of houses of worship. The proposed Parish Hall Education Center/Group Activities Hall will be used during the primary services on Sundays but will also host the majority of classes and group activities during the week, therefore the standard Church ITE land use does not apply to this situation. To accurately project the parking demand for most of the activities during the week and non-mass oriented weekend activities, a parking rate factor of 1.5 attendees per parking space or 0.665 spaces per attendee was applied towards the attendees per class/activity to calculate the parking demand for each event. In a few instances, the nature of the activity suggested that the parking factor should be closer to one attendee per parking space and in these cases one space per attendee was assumed. Several parking surveys were conducted during the week and weekend to determine the existing parking demand and to assist in developing the parking rate factor that could be applied to the activities occurring at the Church. Parking demand for the Sunday Church Masses was studied separately and is addressed following the weekday parking demand. Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page5 JN: 55-100394.001 Table 1 presents the weekday parking accumulation by calendar event observed at the St. Elizabeth Seton Catholic Church during recent months. As shown, parking was observed to peak during the Woman's Christian Fellowship (>NCF) on Thursday between 9:00 AM and 1 :00 PM with 80 accumulated parked cars out of the 189 on-site parking spaces provided. A surplus of 109 parking spaces is still available during the highest peak weekday parking accumulation. It was noted during observations that the weekday activities display a low parking utilization throughout the week relative to the total number of on-site parking spaces that are available. Table 1 St Elizabeth Seton Catholic Church Weekday Parking Accumulation by Event Without Parish Hall On-Site Parking Accumulation Percent Utilization Percentage of of Available On-Site Peak Estimated Vehicles Parking (189 Accumulation Activity Day of Week Time Attendance Parked Spaces) (1) Women's Monday 10-11:00 AM 40 27 14%(27 Spaces) 34% Aux. Bridge Monday 11 AM-3 PM 15 10 5%(10 Spaces) 13% Religious Education (K-Monday 4-6PM 100 67 35%(67 Spaces) 84% 6) MOPS 12l Tuesday 9-11AM 50 50 26%(50 Spaces) 63% Religious 8(3) Education Tuesday 4-8PM 45 4%(8 Spaces) 10% (JR High) Bible Study Wednesday 9-10AM 20 13 7%(13 Spaces) 16% Religious Wednesday 4-6:00 PM 120 80 42%(80 Spaces) 100% Education KoFC 14) Wed. (1x) 7-8:30PM 35 23 12%(23 Spaces) 29% Month WCF 15l Thursday 9AM-1 PM 120 80 42%(80 Spaces) 100% Gamblers Thursday 6:30-SPM 10 10 5%(10 Spaces) 13% Anon. LR Bible Thursday 7-9PM 25 17 9%( 17 Spaces) 21% Studyi6l AAl7) Thursday 8-9PM 10 10 5%(10 Spaces) 13% Bridge Friday 11 AM-3 PM 15 10 5%(10 Spaces) 13% Note: (1) Represents the portion of the peak parking demand that occurs dunng weekdays. (2) MOPS-Mothers of Preschoolers. (3) Students are dropped off by parents who then return for pick-up after class. (4) K of C -Knights of Columbus. (5) WCF -Women's Christian Fellowship. (6) LR Bible Study -Bible Study. (7) AA -Alcoholic Anonymous. Surplus On-Site Parking Spaces 162 179 122 139 - 176 109 166 109 179 172 179 179 Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page6 JN: 55-100394.001 Table 2 presents the weekend parking accumulation by calendar event observed at the St. Elizabeth Seton Catholic Church during recent months. A special survey was performed for the Sunday Masses and is discussed later in this section. As shown in Table 2, parking was observed to be the highest during the Sunday 11 :00 a.m. Mass. The Sunday Mass services produce the highest parking demand and are discussed next. Table 2 St. Elizabeth Seton Catholic Church Weekend Parking Accumulation by Event Without Parish Hall On-Site Parking Accumulation Percent Utilization of Available On-Percentage of Day of Estimated Vehicles Site Parking (189 Peak Activity Week Time Attendance 11> Parked Spacesf> Accumulation<3l Vigil (Mass) Saturday 5:30PM 400 200 100%(189 Spaces) 100% Men's Bible Saturday 9-10:30AM 39 39 20%(39 Spaces) 21% Study KofC Dinner Saturday After 5:00 PM 115 Max. 93 49%(93 Spaces) 49% after Mass<4> Mass Men's Gathering Saturday 8:30-10AM 25 25 13%(25 Spaces) 13% Party Mass Sunday 8:00AM 420 234 100%( 189 Spaces) 100% Mass Sunday 9:30AM 628 295 100%(189 Spaces) 100% Mass Sunday 11:00AM 688 319 100%(189Spaces) 100% RCIA(S) Sunday 11:00AM (6) --- Young Religious Ed Sunday During Mass Children only During Mass <5> --- Special Events (3x month Saturdays/evenings) Wedding Fri. or Sat. Varies 140 93 44%(93 Spaces) 49% Receptions PEO Saturday 10:00AMto 50 / 33 15%(33 Spaces) 17% Workshop(?> 12:00 PM Note: <1 > Sunday and Saturday Mass attendance was averaged for the month of January 2006. <2>1n cases where the parking demand exceeds the on-site parking supply, available on-street parking spaces are used. <3) Represents the portion of the peak parking demand that occurs on-site during weekend days. <4lK of C-Knights of Columbus <5l RCIA-Rites of Christian Initiation for Adults <5> Attendees are induded in Mass attendance. (7) PEO -Philanthropic Education Organization for Women On-Site Parking Space Surplus 012) 150 96 164 o<2> o<2> o<2> - - 96 156 Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page7 Sunday Mass Parking and Traffic Operations Survey JN: 55-100394.001 Since the Sunday Mass activities generate the highest attendance and parking needs, RBF designed and conducted a survey of parking and traffic conditions during this peak period. The survey of typical peak parking conditions included the collection of parking data on two consecutive Sundays in August of 2008 (August 17 and 24 ). Data collection efforts included parking occupancy counts both on and off site during the three scheduled Masses that start at 8:00 a.m., 9:30 a.m., and 11 :00 a.m. An early morning (7:15 a.m.) parking count was also conducted to determine the background parking demand of the surrounding residential properties. For the purpose of the parking analysis, it is assumed that the residential parking demand remained fairly constant throughout the Sunday survey period. The parking survey also included general observations of parking habits of Church Mass attendees and area residents. Special attention was given to observation of any parking code violations that occurred during the survey period. The off-site study area was essentially defined by the parking characteristics of the church Mass attendees and included the available on-street curb parking along El Fuerte Street from Unicomio Street to Luciemaga Street and along Santa Isabel Street from Alga Road to Fuerte Street. No on- street parking is allowed on Alga Road. The on-site parking survey included both the west and south parking lots. The results of the parking occupancy survey are summarized in Tables 3-A and 3-8. Since the parking utilization was generally higher on Sunday August 17, 2008, the discussion of the parking survey will focus on the results shown in Table 3-A. Between 7:15 and 7:30 a.m. the on-street parking demand generated by the surrounding residential development was 19 parking spaces. Almost all of the on-street parking demand was located on Santa Isabel Street. At this time in the morning, church-related parking needs are minimal and are provided on-site within the church parking lots. The parking needs generated by the Church Masses on Sunday increase throughout the morning and peak during the 11 :00 a.m. Mass. During this Mass, almost all available spaces within the defined study area are occupied. The most convenient and heavily utilized parking spaces are located along El Fuerte Street between Alga Road and Santa Isabel Street and on Santa Isabel Street between Alga Road and El Fuerte Street. During all of the Sunday Masses, parked vehicles along El Fuerte Street between Alga Road and Santa Isabel Street exceeded the number of parking spaces that are estimated to be available according to parking codes. Similar findings, with parked vehicles exceeding parking spaces, were documented along Santa Isabel Street during the 9:30 a.m. and 11 :00 a.m. Masses. During these peak periods, vehicles park along the curb in locations that are too close to intersections, within the marked right turn lane on El Fuerte Street approaching Alga Road, and adjacent to fire hydrants. Also noted in Table 3-A, vehicles that were actually parked in the on-site parking lots exceeded the number of marked spaces during most of the Sunday Masses. Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page 8 Table 3-A St Elizabeth Seton Catholic Church Sunday Mass Parking Occupancy Survey Parked Vehicles Sunday August 17, 2008 7:30AM 8:30 AM 10:00AM Parking Parking Parking Parking Street -Curb Space Occupied Occupied Occupied Utilization Utilization Utilization Supply Spaces Spaces Spaces (%) (%) (%) El Fuerte St. -West Curb 19 0 0% 20 105% 21 111% (Alga to Santa Isabel) El Fuerte St. -East Curb 14 0 0% 19 136% 20 143% (Alga to Santa Isabel) El Fuerte St. -West Curb 28 1 4% 6 21% 8 29% (Santa Isabel to Luciernaga) El Fuerte St. -East Curb 30 0 0% 0 0% 5 17% (Santa Isabel to Luciernaga) El Fuerte St. -East Curb 13 0 0% 1 8% 2 15% (Unicornio to Alga) Santa Isabel St. -North 26 5 19% 17 65% 27 104% Curb (Alga to El Fuerte) Santa Isabel St. -South 28 13 46% 17 61% 25 89% Curb (Alga to El Fuerte) Street Sub-Total 158 19 12% 80 51% 108 68% 7:30AM 8:30AM 10:00AM Parking Parking Parking Parking Church Parking Lot Space Occupied Utilization Occupied Utilization Occupied Utilization Supply Spaces (%) Spaces (%) Spaces (%) South (Upper) Lot 86 11 13% 87 101% 85 99% West (Lower) Lot 103 6 6% 102 99% 114 111% Lot Sub-Total 189 17 9% 189 100% 199 105% Study Area Total 347 36 10% 269 78% 307 88% JN: 55-100394.001 Parking Space Surplus 11:30 AM (Available Parking Spaces) Parking 7:30 8:30 10:00 11:30 Occupied Spaces Utilization AM AM AM AM (%) . 20 105% 19 -1 -2 -1 19 136% 14 -5 -6 -5 17 61% 27 22 20 11 11 37% 30 30 25 19 2 15% 13 12 11 11 31 119% 21 9 -1 -5 31 111% 15 11 3 -3 131 I 83% 139 78 50 27 11:30 AM Parking Space Surplus Parking Occupied Utilization 7:30 8:30 10:00 11:30 Spaces (%) AM AM AM AM 89 103% 75 -1 1 -3 125 121% 97 1 -11 -22 214 113% 172 0 -10 -25 345 99% 311 78 40 2 Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page9 Table 3-B St. Elizabeth Seton Catholic Church Sunday Mass Parking Occupancy Survey Parked Vehicles Sunday August 24, 2008 7:30AM 8:30AM 10:00AM Parking Parking Parking Parking Street -Curb Space Occupied Utilization Occupied Utilization Occupied Utilization Supply Spaces Spaces Spaces (%) (%) (%) El Fuerte St. -West Curb 19 0 0% 20 105% 19 100% (Alga to Santa Isabel) El Fuerte St. -East Curb 14 0 0% (Alga to Santa Isabel) 19 136% 20 143% El Fuerte St. -West Curb 28 0 0% (Santa Isabel to Luciernaga) 1 4% 12 43% El Fuerte St. -East Curb 30 0 0% 0 0% 10 33% (Santa Isabel to Luciernaga) El Fuerte St. -East Curb 13 0 0% (Unicornio to Alga) 0 0% 1 8% Santa Isabel St. -North 26 4 15% 14 54% 29 112% Curb (Alga to El Fuerte) Santa Isabel St. -South 28 12 43% 20 71% 26 93% Curb (Alga to El Fuerte) Street Sub-Total 158 16 10% 74 47% 117 74% 7:30AM 8:30AM 10:00AM Parking Parking Parking Parking Church Parking Lot Space Occupied Occupied Occupied Supply Spaces Utilization Spaces Utilization Spaces Utilization (%) (%) (%) South (Upper) Lot 86 8 9% 75 87% 86 100% West (Lower) Lot 103 5 5% 84 82% 114 111% Lot Sub-Total 189 13 7% 159 84% 200 106% Study Area Total 347 29 8% 233 67% 317 91% JN: 55-100394.001 Parking Space Surplus 11:30 AM (Available Parking Spaces) Occupied Parking 7:30 8:30 10:00 11:30 Utilization Spaces AM AM AM AM (%) 20 105% 19 -1 0 -1 19 136% 14 -5 -6 -5 15 54% 28 27 16 13 13 43% 30 30 20 17 2 15% 13 13 12 11 31 119% 22 12 -3 -5 26 93% 16 8 2 2 126 80% 142 84 41 32 11:30 AM Parking Space Surplus Parking Occupied 7:30 8:30 10:00 11:30 Spaces Utilization AM AM AM AM (%) 87 101% 78 11 0 -1 115 112% 98 19 -11 -12 202 176 176 30 -11 -13 328 95% 318 114 30 19 Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page 10 JN: 55-100394.001 On-street parking spaces on El Fuerte Street that are located north of Alga Road and south of Santa Isabel Street were found to be underutilized even though they are relatively convenient to the Church in terms of their location. If it is assumed that the number of vehicles that were parked during the 11 :30 a.m. peak period park in the available spaces according to the parking code, there are sufficient spaces available within a reasonable walking distance from the Church. During the three Masses, the area parking occupancy ranged from 78 percent to 99 percent. The on-street parking occupancy during the three Masses ranged from 51 percent to 83 percent. In terms of actual parking space demand, the Church Masses generated a peak need for approximately 326 total parking spaces. With 189 parking spaces currently provided on-site, the Church has an on-street parking demand for 137 parking spaces. The area residential development generates the need for approximately 19 additional on-street spaces. Total on-street parking demand during the 11 :30 a.m. peak period is 156 spaces. It is important to note that there is a substantial amount of additional on-street parking available on El Fuerte Street south of Luciemaga Street which is within 800 to 1,000 feet from the Church. In addition to the parking counts, traffic counts were conducted on a typical Sunday morning at the key access intersections serving the Church site. The intersection traffic movement counts were conducted from 8:30 a.m. to 12:30 p.m. at the following three intersections: • Alga Road I El Fuerte Street • Santa Isabel Street/ El Fuerte Street • Santa Isabel Street/ Alga Road This time period captured the period of highest traffic generation for the church. The periods of peak traffic occurs during the arrival and departure times for the 9:30 to 10:30 a.m. Mass and the 11 :00 to 12:00 a.m. Mass. In addition, RBF observed the typical traffic operating conditions during the peak arrival and departure periods. Particular attention was given to vehicular queuing that occurs at the main off-site access intersections and in the vicinity of the two church parking lot driveways. According to the traffic counts, the peak 1-hour traffic period occurs between 10:15 a.m. and 11:15 a.m. on a typical Sunday morning. These peak hour traffic volumes were used to analyze the existing traffic operations at the three study intersections. The analysis was conducted using the Highway Capacity Manual (HCM) 2000 methodology for signalized and unsignalized intersections. The results of the HCM analysis showed that the study intersections operate at the following levels of service (LOS) during the Sunday Mass peak traffic period: • Alga Road / El Fuerte Street (Signalized) -LOS C • Santa Isabel Street/ El Fuerte Street (Unsignalized) -LOS B • Santa Isabel Street/ Alga Road (Unsignalized) -LOS F Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page 11 JN: 55-100394.001 The intersection of Santa Isabel Street I Alga Road experiences LOS F during the peak Sunday Mass traffic period for the following reasons: • Level of service for unsignalized intersections is based on the worst-case delay (in seconds) for the controlled (stop-sign) approach of an intersection. Left-turning vehicles typically experience more delay that right-turning vehicles, and most vehicles stopped on Santa Isabel Street are turning left onto Alga Road. • Delay increases if peak hour traffic operates with a very low peak hour factor, which means that a large portion of the hourly traffic enters the intersection within a 15-minute period. Intersections next to a school or church typically show very low peak hour factors in traffic counts, meaning that most of the vehicles using the intersection to enter and exit a school or church within the peak hour do so within a 15-minute period, resulting in longer queues and increased delay at the intersection. It must be noted that most vehicles exiting St. Elizabeth Seton Church that want to head west on Alga Road choose the closest intersection in which to tum left onto westbound Alga Road (Santa Isabel Street I Alga Road). While some of these vehicles could use El Fuerte Street in which to tum left and head west, the traffic counts show that for the most part, people use Santa Isabel Street to head west on Alga Road, and they use El Fuerte Street to head east on Alga Road. Although the left-turning vehicles on Santa Isabel Street at Alga Road experience longer delays during the Sunday Mass peak period, the LOS F condition occurs during a short period of time (15-20 minutes) and for the rest of the day, vehicles likely experience minimal delay. It is also important to note that almost all of the vehicles that are experiencing the delay are vehicles that are exiting the Church parking lots. PARKING COMPATIBILITY BETWEEN EXISTING CHURCH ACTIVITIES AND THE PROPOSED PARISH HALL BUILDING. As mentioned previously, the proposed Parish Hall building will consist of (18,220 square feet with 4,630 square feet of assembly area, 1st floor Religious Education Classes/ 2nd floor Group Activities). The basement level of the Parish Hall is proposed as an education facility that will provide additional space for existing religious courses and activities for a wide range of ages on weekdays. The educational classes will be available for preschool age children and for adults. Currently, the education courses are being held in the 5,682 square foot Conference Center, however with the construction of the proposed Parish Hall, most of the educational classes will transfer to the larger Parish Hall building. The upper level of the parish hall is proposed as a social facility, kitchen facilities, and restrooms to be used at times other than during Sunday masses. Larry Breding St. Elizabeth Seton Catholic Church November 10, 2008 Page 12 JN: 55-100394.001 Table 4 presents the weekday parking accumulation by calendar event observed at the St. Elizabeth Seton Catholic Church with the proposed Parish Hall, during recent months. As shown, parking was observed to peak during the Monday, Religious Education (K-6) class with 150 accumulated parked cars out of the 207 total parking spaces provided at the site. A surplus of 57 parking spaces would still be available during the peak accumulation period. Even with an increase in weekday enrollment levels for religious classes/activities the weekday activities are displaying a low parking utilization throughout the week relative to the total number of parking spaces that are available on-site. None of the existing or planned weekday activities would fully utilize the planned on-site parking supply. Table4 St. Elizabeth Seton Catholic Church Weekday Parking Accumulation by Event With Parish Hall On-Site Parking Accumulation Percent Utilization Percentage of of Available On-Peak Estimated Vehicles Site Parking (207 Accumulation Activity Day of Week Time Attendance Parked Spaces) (1) Women's Monday 10-11:00 AM 60 40 19%( 40 Spaces) 27% Aux. Bridge Monday 11 AM-3PM 15 10 5%(10 Spaces) 7% Religious Education Monday 4-SPM 225 150 72%(150 Spaces) 100% (k-6) MOPS!2l Tuesday 9-11AM 80 80 39%(80 Spaces) 53% Religious Education Tuesday 4-8PM 58 8(3) 4%(8 Spaces) 5% (JR High) Bible Study Wednesday 9-10AM 20 13 6%(13 Spaces) 9% Religious Wednesday 4-6PM 140 93 45%(93 Spaces) 62% Education K0Fc!4l Wed. (1x) 7-8:30 PM 50 33 16%(33 Spaces) 22% Month WCF15' Thursday 9AM-1 PM 140 93 45%(93 Spaces) 62% Gamblers Thursday 6:30-8PM 10 10 5%(10 Spaces) 7% Anon. LR Bible Thursday 7-9PM 30 20 10%(20 Spaces) 13% Stud/61 AA!7l Thursday 8-9PM 10 10 5%(10 Spaces) 7% Bridge Friday 11 AM-3PM 15 10 5%(10 Spaces) 7% Note: ( 1) Represents the portion of the peak parking demand that occurs dunng weekdays. (2) MOPS -Mothers of Preschoolers. (3) Students are dropped off by parents who then return for pick-up after class. (4) K of C -Knights of Columbus. (5) WCF -Women's Christian Fellowship. (6) LR Bible Study -Bible Study. (7) AA-Alcoholic Anonymous. On-Site Parking Space Surplus 167 197 57 127 - 194 114 174 114 197 187 197 197 Larry Broding St. Elizabeth Seton Catholic Church November 10, 2008 Page 13 JN: 55-100394.001 As Shown in Table 5, parking is estimated to continue to peak during the three Sunday Mass sessions with the 11 :00 AM Mass having 319 accumulated parked cars and 207 parking spaces provided on-site. As demonstrated in the existing conditions parking survey, in cases where the parking demand exceeds the on-site parking supply, additional and sufficient on-street parking spaces are available for the public to use on Santa Isabel Street and El Fuerte Street. It is important to note that while a religious education class is held at the same time as Sunday Mass, the classes are attended by children of parents who are attending Mass. The proposed Parish Hall Building would not have an effect on the existing parking demand during weekend activities. Table 5 St. Elizabeth Seton Catholic Church Weekend Parking Accumulation by Event With Parish Hall On-Site Parking Accumulation Percent Utilization of Available On-Percentage of Day of Estimated Vehicles Site Parking (207 Peak Activity Week Time Attendance <11 Parked Spaces)<2> Accumulation<3> Vigil(Mass) Saturday 5:30 PM 400 200 97%(200 Spaces) 97% Men's Bible Saturday 9-10:30AM 39 39 19%(39 Spaces) 19% Study K of C Dinner Saturday After 5:00 PM 115 Max. 93 45%(93 Spaces) 45% after Mass<4> Mass Men's Gathering Saturday 8:30-10AM 25 25 12%(25 Spaces) 12% Party Mass Sunday 8:00AM 420 234 100%(207 Spaces) 100% Mass Sunday 9:30AM 628 295 100%(207 Spaces) 100% Mass Sunday 11:00AM 688 319 100%(207Spaces) 100% RCIA'5> Sunday 11:00AM (6) --- Young Religious Ed Sunday During Mass Children only During Mass (5> --- Special Events (3x month Saturdays/evenings) Wedding Fri. or Sat. Varies 140 93 45%(93 Spaces) 45% Receptions PEO Saturday 10:00AMto 50 33 16%(33 Spaces) 16% Workshop(?> 12:00 PM Note: '1> Sunday and Saturday Mass attendance was averaged for the month of January 2006. <2>1n cases where the parking demand exceeds the on-site parking supply, available on-street parking spaces are used. (3> Represents the portion of the peak parking demand that occurs on-site during weekend days. (4> K of C -Knights of Columbus (5> RCIA -Rites of Christian Initiation for Adults <5l Attendees are induded in Mass attendance. (7) PEO -Philanthropic Education Organization for Women On-Site Parking Space Surplus 7 168 114 182 o<21 o<21 o<21 - - 114 174 Larry Brading St. Elizabeth Seton Catholic Church November 10, 2008 Page 14 CONCLUSIONS AND RECOMMENDATIONS JN: 55-100394.001 The City of Carlsbad requested that the St. Elizabeth Seton Catholic Church conduct a parking study to evaluate the potential parking impact that the proposed Parish Hall building would have on the existing parking supply. The weekend parking accumulation characteristics of the St. Elizabeth Seton Catholic Church will remain the same with or without the proposed Parish Hall Building. The Parish Hall will retain the same activities as the existing Conference Center and only be used on the weekends during Saturday and Sunday Mass for Sunday school attended by the children of Mass attendees. This activity therefore will not produce additional parking demand. As shown in the weekend parking survey results, parking was observed to peak during all four Masses. This is the only time when additional on-street parking was utilized on Santa Isabel Street and El Fuerte Street. On-street parking is utilized for approximately 1.5 hours on Saturday evenings and 4.5 hours on Sunday mornings. The rest of the week, there is an on-site and on-street parking surplus. Based on weekday parking utilization characteristics of the existing Conference Center Building and the proposed Parish Hall Building, the estimated parking demand for the religious education classes and group activities are displaying a low parking utilization throughout the week relative to the total number of parking spaces that are available on-site. Additional parking spaces are still available on- site with and without the proposed Parish Hall Building during the weekday peak accumulation period. In response to concerns expressed by some nearby residents related to current parking conditions during the weekend Masses, Saint Elizabeth Seaton Church requested RBF to investigate the peak weekend parking conditions and develop recommendations that address parking problems that were observed during the field survey. As discussed earlier in the "Sunday Mass Parking and Traffic Operations Survey" section of the report, the field survey included the observation of parking habits of the Church Mass attendees as well as those of area residents who park curbside along El Fuerte Street and Santa Isabel Street. Special attention was given to observation of any parking code violations that occurred during the survey period. The survey verified many of the residents concerns related to a variety of parking code violations that were taking place during the peak parking times. The most common parking code violations that were observed included: • Vehicles parked adjacent to driveways with a small portion of the vehicle blocking the driveway or so close that sight distance was blocked for drivers exiting the driveway; • Vehicles parked too close to intersection approaches that are controlled by stop signs; • Vehicles parked within the marked right-turn lane approaching Alga Road on northbound El Fuerte Street; Larry Brading St. Elizabeth Seton Catholic Church November 10, 2008 Page 15 JN: 55-100394.001 • Vehicles parked within the curb radius area at intersections and sometimes blocking wheelchair ramps; • Vehicles parked near an intersection with a portion of the vehicle blocking a crosswalk; and • Vehicles parked adjacent to fire hydrants. Curb parking spaces are not specifically delineated by pavement marking on either El Fuerte Street or on Santa Isabel Street. On El Fuerte Street, there is some guidance of where curb parking is allowed based on the presence of bike lane striping but many drivers may not be aware or understand this correlation. Based on the results of the field survey, RBF has developed a conceptual on-street parking modification plan illustrated in Exhibits 2-A and 2-B that is aimed at addressing the observed parking code violations. RBF recommends that red curb and pavement marking be added that will provide more structure and guidance to parkers during the peak periods. Red curb marking is recommended at key intersection locations, adjacent to Church driveways, and adjacent to fire hydrants. Pavements makings to delineate individual parking spaces are recommended along El Fuerte Street and Santa Isabel Street to allow more efficient use of available curb space for parking and to discourage parking too close to access driveway. This will also improve sight distance for drivers exiting the driveways. Implementation of the on-street parking modification plan would noticeably improve weekend parking conditions in the area particularly if periodic law enforcement efforts are provided. If you have any question please contact me at (760) 476-9193 Sincerely, IZJJCt l!J11tu Robert Davis Senior Transportation Planner LEGEND --= RED CURB I-= PARKING SPACE TICKS ,. ___ = rnosSWALK LINE # = NUMBER OF PARKING SPACES <II = FI RE HYDRANTS EXHIBIT2-A RECOMMENDED ON-STREET PARKING MODIFCATIONS _.. PL.ANNINO ■ PHION ■ PCN..,,.UOTICH ■ SOSO AVENDA. ENCNA8, &UTE 280 ■ ■ CAFUBAD, CAl..FOfNA g:zolJl--4888 CCNSUL.TJN!ll 780.478.9110 • FAX 7MA7e..9»8 • w~dl3F.com ~ :! g $ ~ I ~ ~ I ! i ! I £ RECOMMENDED ON-STREET PARIKING MODIFCATIONS LEGEND --= RED CURB I--PARKING SPACE TICKS = CROSSWALK LINE # -t-lJt.eER OF PARKING SPACES • = FI RE HYDRANTS EXHIBIT2-B C'IF PL.A.NNING ■ Dl:■IIIN ■ gQNSTR.UQTICIH ~ !!OSI Avea>A. ~ UTE aeD CNl...fBAD,CM:FOINA8:IOl»-4III CDN5iULTJNl:i 780A78.n13 •FAX?eoA78.8118 ■ wn.llF.com ~ ;g !! ~ i I I i ! I I I " :1 ; ~ : t ,,- - \ ~ · . , . - - ~ , ~S ' ,, \. , · : ,, / _.- - · - - - - / ;} \ . ; 5 .n ~., , , '' .;: : - L J • t \ ' - i I NO ·•• , s '~ ' -~ - ) , :· ··· • - . i e O .- m .. , _ - - ; - ; < ~ ; ; : ~ h ' 'l "fi :;J V< D / f;- ~ . . , _ y { . . I t)a . . . - ~,- ; __ _ ¾- _ / _ ,.J ~ ~. . . J ~ / ,- ~ / •-- . . . _ , N I, ~ l; i : i ~ f ~ i 1 t~ .: ·'! ) ! t 1 2 J t la , U ~ ~ " § i ,:; I!! .!!. JlO ----~--SCALE: 1"•40' CONSTRUCTION NOTES· (!) =.C: :;,.:;:;":aP~~U:). 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Es SECTION NOT 10 9CAll T tfl l.JHJICN'E 11.W/IIOIW,I: l rt-lTHl.9 ~===-===::,F' "-o .... ,c .. ----~ e DETAIL A ..,,....., D"J~~d q·-..,.__--:F-1 SECTION NOT 10 l!CN.E PREPARED a:, ASIOCIAllS ... 8 lloC<U. -...,. I.Jt~DO.II01211:l 2810moo..CM.JIOINA ~(11•>--... ·: .. ...... ----, PAlNCIA Iii Ma0ClL IICl 3111 l:fll CITY OF CARISBAD h _~ GRADING AND DRAINAGE PLAN OAW.a,:91::y ,. lc:P►I jmn IF 1an n TYPICAL SANTA !SABEL STREET SECTION ralunTVEOT, me.COLL=-- m& A330(1ATE3.--NOT 11> IIIIIU .... ..._ .......... ~ -· -.,_, -.. , .. 00 .. ,,,1 ... ....,.o,( ... ,,.... .... CD ~ 0 z a. a r" , , .,~ . ' ) <' ) ~ / ! ; . ~: : , ; / : ? : i t ~ s " ~- ; ~ { ! :, ~ ~i , l: ? ~ ; ; • ~: ~ ~ -,, : : ·, , ; ~ : : - ~ ~ - • : - . ~ = -~ 4 ( ~ - < - ; J I· ! ,!, , . r,, . __ ,;: , - _ , . - . . _ _ r. ,- ~- - - _,,_ , , , , ~ __ f'" ' - , · · I~ ~ ~ ~ : - •·· , 1, i ,. . . . . . , ~ - r - - ; ; ; ; - - · r t t t ~ r :_ i : ' I · 1 •• • ··· · · · · ◊ '/ / 1 ., ,' ' t '· \ / i -f t ·. if ; t t . {/ / : , a '\ I • c:i I ~-•e !L.:}1~-;C.-\l'b l l ! J I E. _;. SI i t I t /, l l' ! l l ' > l \ I \ ~' JJ I ~ . I • l i i I ;-,..________ J>., '',y ' ?'<'.,,. St. Elizabeth Catholic Church ll EXISTING S.\NCTL1:\R\' il7~,.,sr, .\.JOO"'.l'l',\f'>(.Y T'oPl::\.,IIIDl'R<'ONST ,Fl.'LL\ SPRl:S:1-;LE.0 I:,; llU' t.>f I IIR <:O:S:ST, Carlsbad, California ~ .,, 1' I I // / ' I '\. ,-,_ .-,, ~,.,.... ... / ✓ I 1' I/I /; '-s e> ;@,~®"'~i]i\l!Wll',. / l.H.-n' R~NJNG ' -~ "GRA.'iSCRE}1t" PER GR.\55CRE'I~ PE l~NDSf,j>"~ I I "· V , ,_,, • IX'.,LL1 'RCll1L \NDSC "E , ""' ; , • / / ~,'.'.'.,~;ER SITE PLAN 0 A '~' /; / "\. '\. / PROJECT DATA PROJECT TEAM PROJECT NAME, ST. ELIZABOH SETON CATHOLIC CHURCH LEOO OWNER: ROMAN C"THOUC BlSHOP ~ PROJECT DESCRIPTION: EXPANSION OF CHURCH FACILmES AND OF s.-.N DIEGO CQ ASSOCl,\TfO Sfff JMPROVEME.NTS. P.O. Box 8042B SEE BUILDING DATA BELOW FOR San Oldqo CA 921JS C ADDITIONAL !NFORIJATION. {xxx)~ .. -nu 0 ·c PROJECT ADDRESS: 6626 SANTA ISABEL ST. CARLSBAD. PROJECT ARC!-llTECT: DOIJINY + .ISSOCIATES ARCHITECTS C-:: CAllfORINA. 21!.0 w wc,~lng1ot1 Sult• JOJ b BOOK 215, PAGE JJ, PAACEL 01 :;~gt:ri:•-~~"'nio il1IO , ~ 139 B ~!~~!.~ot!!9!i.,r;• ••\.13 .5 ASSESSOR'S PilRCEL: EXISTING CUP: APPLICATION fOR: C.U.P AMMENDME:NT TO EKPAND THE E SIZE or CHURCH FACILITIES BY -0 ~Rigo~J;• ,£~~ r:u:!RKING CML ENGINEERING: ~e~~~:,~c~~o "'s.~~~~:rs -< LEGALOESCRIPTION: ~~O~TA t,olEAOOWS. UNIT N0.2, LOT ,12 ~;~if~;:•-~40 921 oa :ia GENERAI...PL/INOESICNATION: WArER OISTJ;itCT: WATER OEI.IAJ,lQ A\l(RAGE ,, .. , SAN IU1RCOS / VALLEClTOS 2.500 GPl,I -2 HOURS (TABI..E NO, A-111-A-1} 5.04 AC/ 219,5-t2 S.f. PARISH HALL CBC ANALYSIS u.NDSCAPE ARCHITECT: DENEEN POWELL ATUIER INC. 2= El Cajon 01,,d, Son 0:ogo, CA 92104 (619)294-9042 ~~~,9~9QJ!.1i"' CEOTtCHNICAL CONSULTAlfl: CTE:-ConJ!ructic,n luting & Eng;neering,lnc. 1441 MonU.IRo<>d, $u;1, 1115 E,c.,,..Uo. CA 9202~ (760) 70-495~ fo:~!c~ .. ~~i:.~ ~o. cl :i: ii ·c " "" ~ z ..c ~ ~ OCCUPANcY GROUP: A-J (CBC SEC. JOJ.1, J05.I and JOB.J.1 exceplian #J ,..c:; CONSTRUCllQNTYPE: V-B(nan-ratedcanstruction) TRAHICENG1NEER: RBfCONSIJLTIMG LJ ~~I1~K~~f"'8LE AREA: ~is0~p!:·cB~ -~c~r::.2-.;~~kier• allow 1 odditionat atory ~a:;::~1gl~~~-~~·· ll!III ~ and 60' height -NOT used for oceo increau) (7!511)08-9198 fo• 0 -'Rfl. MQOIF'JCADQHS CSEG 50"1· cootoct: x.m ~,.,.., -E FRONTAGE INCREASE (506.2) [460'/460' -.25) x J0'/30' • ,75 II ...r---------------0 AREA MOOIFlCATION (506.1) !6·~~pr~n1<~:~o~ :.:Jd :Js~~: i:C?;~:~! .. 10,soo s.r. SHEET INDEX !:; AREA omR1.1INATION (506.4) EACH FlOOR .s. 10.soo s.r. f-===-----------E 9,150 S.F' • .S. 10,500 S.f. llK ~ITECru-n:-St<!:tl, Slll P\.1111 r../) \rs}251~~~sS ~1~~0~~-.s. 21•000 s.r. llK ~H ~S/5 St=:: ::::Z: "§ ~PRCMD n:t ::t~ st ~t~~gi ~ '""-"""-'Br ~ ~ eBQf!lS[ll.._ ~:; ~~: ::gg: ~lie~ ~ A, CONFERENCE BLDG.: 5,682 s.r. 5,6a2 s.r. 5,682 s.r. LAADSCAPE ~ 17,500 s.r. 17,568 s.r. 17,566 s.r. t:; ~:g:~ ~i.:r~=~NWAT"Ell CONS£11\PATION PI.J,N W J,500 S.f. 0 s.r.• 4,400 S.f. CML VJ B. SANCTU-'AY: C.ADMINISlRATION: J,600S.f. OS.f. os.r.•• g:; ~:ro:;~=tl,jQUTUTl[S 10,800 s.r. 0 S.f. 16,220 s.r.••· C-3 CRIID•NC O~.ll"'-CE Dtl.l,(, "'->fl MAINLE'VU.: 1:'.'.Sc"~ :; ~ (; ss • - BASEI.IENT: ~ ;..r. 3,01':: S:' VICINITY MAP COf"FtE KIOSK: ;;_ ___ ,,,t, '"··"'· r----.,...----.---~---45,870 S.F. ,..... 41,082$.F, 23.2~S.f". • l!Dlla\lno tempan:iry adrnlnlatrGllon within ..onebJn:iry building ..,r.cto,yahallNOTb-9on9'te -ASSEMBLY AR£A In Parteh Holl • 4,830 ,.t, AP-BUlL.OlflfGCt'.J'.<ERAGE (fIXIIPBINl:S QHI)') ~ fXISIINli..___ eBllfflSfll.._ """"""" 18.7,C 11.3'1: 18.8,C PEYfJ PPMM RfGlftJJJONS USE SETBACKS FRONT (ElfuerteRd.): REAR (Sontolsobel): Street Side (Sonia Isabel): Strut Slda (Al~c): P!RKINGPEO!HAEP: REQUIRED -PROPOSED ----CHURCH 20·-o· 10·-o· 10·-o· 10·-o· 35'-1" 2~·-1· 24'-1" 23'-6" J2.JX (olso SH sheet L-1) PABKl~Go%!2!f& ~k: I22~ ~1ltr~2&,bJ1l1.1aLY SPACE a. ONE STAU PER EACH 100 s.r. Of ASSEMBLY AREA. cti=,l!E0111BE0-PBO.lfCTSPECIEIC· 176 SPACES REQUIRED -max. A. es~0~~TS / 5 Seats = 110 Spaces B. 17.566 s.f. (Sanctuary)/ 100 s.f. • 176 Spc,cu PARJSH KUJ.: A. NO "••!o~~llng -th•refore NOT APPLIC\BLE B. 4,6JO s.l, u• (Par;sh Kall)/ 100 s.f. • 46 spaces THE PAAl$H HAU. 'Nill NOT 8E USED CONCURRENTLY WITH 1l£ FUNCTIONS OF lliE SA.NCT\JAIW, TI-IE W.Xa.lUM PARKING REQUIRED SKolJ..L 8E BASED UPON THE tARGEST ASSOIBLY AREA (Church): 178 Spo-{THE GREAlER) 176 S?ACES t.hMMUM PABKING PfKMDEP: Wt:STERN LOT: SOUTHERN LOT: Accessible Spaces REQUIRED, .t.ccnsible Spocn PROVIDED: """""--""""""'--10JSpacu 111SpacH ~ ~ um SpacN• 207 Spoc;..,. 207 > 176, l,IINII.IUM PMl!(INC REO'T MET (JI ADOITIONAL SPACES) 7Spacu 9Spae<ia•(inclu<lsdinlotaleabove) .HIJ]'.£. lliE ORIGINAL C.U.P. REQUIRED 175 PARKIHC SPACES AHO ,a AOOITIONAL SPACES llltRE N'PROVED fOR A TOTAL OF 101 PARKING SP>cES. AT SOME POINT 2 PARKING SPACES WERE OELETEO. lli£REF"ORE. TI-IERE ARE 18" EXISTING SPACES PROVIDED. THIS WAS VERIFIED BY A RECENT SUA\IE'I'. ' ~~·-:.:J;-Sanl);,go. c.M,,.lo91\1G ~- C: "' 0: 8 vi cu•.ii.-s....,..., s..,.~.2001 . 1N-I. cu~ s..v-..i ~ ... 1121101, . '< 0 <( l i i i i l ! i i !. ; i [ i I I t ' ' ! ! i ' 1 i I ®· fr: 0 "-0 "' CJ : : -------1 DN lj PARISH HALL -LOWER FLOOR PLAN f""%il 1/Sri =!'-0" TClT.-\L.-\REA THIS LE\'EL = 9,000S.F. !;] -,,,,',,,,,_,._.co·· .:.K {y J~=~;~~~<¼?~ > __ ' •'c~ '~~, "' '->, ~ ' ·, L_,J? ---:cr:~~c-~,,._··::'··: ' ... _ ............ / --,-.cli' ~-, . , ... I IGIITWETL ,. ~ ~~ ... ~ .... . '/• .. ')~'·-, •' /1.IEETING ROOM 865S.F. MEETtNG ROOil.l 8655.F. 's' I ', •. _.' r. -...,I > ..._ • <,·, i\L\SONR\ \\ -\LL T\ I'. 1 -, .. ,~ ... ....,_~ <t~i,~i]:>', ... , ... ,,,, '"'"'"·" • , ••'\\l l ............ ............ ........................... STllD \\'ALL n·r. il.lEETiNG ROO~I 5ZOSF. ·:l~!~\,·.:._,_ .•·1x.--t-.. ,.·.\,<S\ I • . ~ J O\X'ER •• m RETAINING LE\'EL'•\,Y.[0·... \\'r\LL PERC]\'11. PATIO. Ji /,""\ ·11· ~ .. :¢. i\lEETING ROOi\f 26'-6tts29'.6" 75(15.F. FULL HEIGHT RETAINING \'CAf.L 4 11 ir----... ---::u II II II II II :: MEETING 11 ROOi\l :~: =";;,;;/''"" II II MO\':\ALE II P.\RTJTION II ~ i] \, ~ cl iii C: .g g ·2 E 1 ·«! :t .--5j ·c: " "" ~ z -" ~ 1 u -~ 0 _c d u C: 8 " V> _c u .D " -~ ~ vi ~ ~- ~ ~ C: -" "" ~ 0 '..:} 0 ~~ :.t) ::J ::, ~ ~ 3 ~~ 0 -" z -~ 8~ o.-.,+_,..._,-.....,. 2uow .. ~ -lOI $m,.....,..,::.olo,olo9Z\IO •~•,.m•m E?,",; ;/,,, ■ ,;,:;, ~·':i:;,. : ~\;t~';·_·. l~~,d:e ,: [)i:)J::st." ,,,.,,., . .,,,~ q :;j: lVJ.·..,.:·.·· t. __ ... i;.···. ~ l l l ,. ; 50fl.5'F.F. E. ' ------>-<\.;_:.~.j~ , > ,_/... ;:?" ~ r------11-~~:·(')rt/: ,·. PARISH HALL -UPPER FLOOR PLAN 1/l!"=l'·ll" TOT.\L .\RE.-\ THIS LE\'EL = 9,020:'i F ~ , .. ·. ----------'. '. ,'i?)<:: ~,.•_,·:>' ~ >, ' --- KITCHEN PANTRY >::::.... ..... ----- .............................. --• " -----····''~~\~~~"'""'"'~ II • ' 'II '\;~~-kt ·I :;;;t~E?{~~>-__ ~ -u co C .g ~ ·a 6 ~ "1 " :r: -f;; ·c: ;t ·~ z ~ ~ ..c: u u ~ ..c: l[iJ··· ··01 l[J . ·bill [lJ []J •·o"'· >., •oY.~.ou. :'TE;o,.:· .,.,., ,o<· ·-.• , ·o··· •• , .•• 'O''·'.·.'•;.' ,.o•.·'" ··"\ro••'' > , \)>i;i. .., .. •• /2.·,:.•·t·;···'{:,;i,f--:~~~-----;; ;~ . ; , /; . ; : . ;r ; ~. 1i .. ; • '°''·' ,://~il~;-?:'.<,·.·.· ... c'"~--'·· ·•·' ''"•"' ;,, •. ,,, '-'"'' •,.:.»• <•.,,> '··•··•" ,_,_,, ij.·/~.:.,r-,._;,,,.,. "O'"'·'''\co•·''"'';, "Q'".'•'":',,tQ'"' '", to'".'•'•1:0·····•.,, ,.o:""\ ~ /"':', -RETAININGWAIL i. n , c. h ,, \ . ';c. ; \ J , •.i_ •::,VI.' P@ERCIVIL ., .,) ·~ ,,. • CIAL ,.,,. ,,,, ,., >, ,,, .,,> ;.'0,J·; -✓11 ·' I , ,,-.... , ~·~w::~"' .. ;·(·i<1r Q 'O· -Vo--. -o ... tJ\ fo·\ '""'T·"" .,·,-. , -1:·.·., '.'.· ,,. •·. ·"'.. "• .• .. '. •.. 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