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HomeMy WebLinkAbout2015-04-01; Planning Commission; ; CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: January 22, 2015 P.C. AGENDA OF: April 1, 2015 Project Planner: Austin Silva Project Engineer: Steve Bobbett SUBJECT: CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION – Request for a Conditional Use Permit to allow St. Katherine’s Orthodox Mission to operate and hold worship services in a vacant 4,965 square foot suite located within an existing 38,875 square foot office/industrial building on property located at 2720 Loker Avenue West in the P-M zone, in Local Facilities Management Zone 5. The City Planner 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 15301(e)(1) – Existing Facilities, of the state CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7094 APPROVING CUP 14- 08 for a period of 10 years, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting to locate a church in a vacant 4,965 square foot suite within an existing 38,875 square foot office industrial building on property located at 2720 Loker Avenue West in the P-M Zone. The proposed church will consist of 551 square feet of assembly space, 1,436 square feet of office space, a clergy platform, a social gathering area, a foyer, storage space, and two restrooms. Church members will stand for the entire Divine Liturgy, even throughout the sermon in the 551 square foot assembly area. Seats will be placed along the side wall, but are only intended for the elderly, pregnant women, the infirm, visitors, and others who need them. Children also stand, or sit at the feet of their parents during worship services. The social gathering area will be used after church services on the evenings and weekends. After each service, members of the congregation will move from the chapel areas to the social gathering area to eat and socialize. This area will not be in use during worship services. Only interior tenant improvements are proposed for this project. The existing building the church is proposing to locate in is one of nine buildings approved under PIP 87-01, PIP 87-01A, and PIP 87-01B. St. Katherine Orthodox Mission will be relocating from their existing facility in Encinitas to the location on Loker Avenue West if the Conditional Use Permit is approved. The church will be open Tuesday – Sunday during the following times: Monday Closed Tuesday 9:00 a.m. to 4:00 p.m. (office hours) Wednesday 9:00 a.m. to 4:00 p.m. (office hours) 6:30 p.m. to 7:30 p.m. (evening service; 10-15 people anticipated) Thursday 9:00 a.m. to 4:00 p.m. (office hours) Friday 9:00 a.m. to 4:00 p.m. (office hours) 1 IL __ _ 0 CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION April 1, 2015 Page 2 Saturday 3:00 p.m. to 5:00 p.m. (congregation classes; 10-15 people anticipated) 5:00 p.m. to 8:00 p.m. (evening service; 30-50 people anticipated) Sunday 9:30 a.m. to 12:30 p.m. (worship services and congregation classes; 75-100 people anticipated including children) Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site PI P-M Warehouse, Manufacturing, Office, Research & Development North PI P-M Warehouse, Manufacturing, & Office South PI P-M Office East PI P-M Warehouse & Manufacturing West PI/RL/G/OS M/OS Vacant/Open Space III. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. Planned Industrial (PI) General Plan Land Use Designation; B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34); C. Parking Ordinance (C.M.C. 21.44); D. Conditional Use Permit Regulations (C.M.C. 21.42); E. Airport Land Use Compatibility Plan (ALUCP) for McClellan-Palomar Airport; and F. Growth Management Ordinance (C.M.C. Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulation and policies. The project’s compliance with each of the above regulations is discussed in the sections below. A. General Plan Land Use Designation (Planned Industrial) The site has a General plan Land Use designation of Planned Industrial (PI) and the project complies with the General Plan. Carlsbad General Plan Land Use Element, Industrial Implementing Policy C.9, states the following: “Include provisions in the Planned Industrial (P-M) zone for ancillary commercial/retail, office, places of worship, recreational, and other service uses. These include, but are not limited to, commercial/retail services which are accessory to the primary use, conference facilities, churches, daycare centers, recreational facilities, educational facilities and short-term lodging.” The proposed church is allowed by a Conditional Use Permit (CUP) in the Planned Industrial zone. Consistency with the Conditional Use Permit regulations is discussed in section “D.” B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34) The proposed church is zoned Planned Industrial (P-M) and is therefore subject to the provisions of Chapter 21.34 of the Zoning Ordinance. Churches are permitted in the P-M Zone with approval of a Conditional Use Permit. The proposed church will be occupying an existing office/industrial building and does not propose any additions or exterior improvements to the existing building which complies with all setback, lot coverage, and height requirements and does not require additional parking. CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION April 1, 2015 Page 3 C. Parking Ordinance (C.M.C. Chapter 21. 44) The proposed church will occupy a 4,965 square foot suite within an existing office/industrial building with an existing parking lot consisting of a total of 471 parking spaces. All buildings and the common parking areas at the Carlsbad Crossroads property are under ownership by H.G. Fenton Company. The church has varying parking demands (see Table B below) for both the office use in the daytime and the services that will be held in the evenings and on Sundays. According to the parking analysis submitted by the applicant (see Attachment 4), 515 parking spaces are technically required for all of the existing uses, including the daytime office use for the proposed church. The hours of operation for all of the existing uses are 8:00 AM to 5:00 PM, Monday through Friday. Even though the site is technically under parked pursuant to the city’s parking standards, several parking surveys conducted by Howes, Weiler and Associates during business hours revealed that there are ample parking spaces available throughout the day (see Attachment 5). On February 26, 2015 and March 3, 2015 at 2:00 P.M., 282 and 283 spaces were vacant. On March 3, 2015 at 9:00 A.M., 330 parking spaces were vacant. With the availability of a large number of parking spaces, staff is supporting a modification of parking standards for the daytime office use for the church which requires six parking spaces. Pursuant to Section 21.44.040 (B) of the Carlsbad Municipal Code (CMC), the City Planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation. Building permit records show that the previous use at the suite had 1,768 square of office space, and the proposed church includes 1,436 square feet of office space. Staff supports the church occupying the suite because it is not increasing, but actually decreasing the amount of office space. The church operations that demand the most parking will occur during Wednesday evenings and on the weekends when the other businesses in Palomar Place are closed. The existing parking lot can meet the parking demand created by the church functions during the peak demand times through a joint-use off-street parking agreement. A joint use parking agreement can be permitted per the CMC Parking Ordinance, Section 21.44.080 “Joint-Use Off-Street Parking Facilities.” The joint use parking agreement meets the requirements of CMC Section 21.44.080 in that: 1. The parking facility required for the proposed church will be supplied by the parking lot for uses that are considered to be primarily daytime/Monday-Friday uses; 2. All buildings/uses associated with the joint use of the parking lot are located within 150 feet of such parking lot; 3. Attachment 4 illustrates that there is no substantial conflict in the principal operating hours of the existing tenants with the proposed church for which the joint use of the parking lot is proposed; 4. Prior to church occupancy, all parties involved in the joint use for an on-site parking facility shall provide evidence of agreement for such joint use by a proper legal instrument approved by the City Attorney as to form and content. Such instrument, when approved as conforming to the provisions of this title, shall be recorded in the Office of the County Recorder and copies thereof filed with the City Planner. TABLE B – CHURCH PARKING REQUIREMENTS Use Parking Requirement Spaces Required Office (daytime use) 1 space/250 square feet 1,436 square feet = 6 spaces Public Assembly (evening and Sunday use) 1 space/5 seats (or people) 110 people = 22 spaces CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION April 1, 2015 Page 4 D. Conditional Use Permit Regulations Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a Conditional Use Permit. All of the findings can be made for the proposed church as discussed below: 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the general plan, in that church uses are encouraged by the General Plan Land Use Element and permitted by a Conditional Use Permit in any zone in the city for the convenience of residents. The proposed church creates diversity in land uses within the city and provides for adequate on-site parking facilities through a joint use parking agreement. 2. That the requested use is not detrimental to existing uses specifically permitted in the zone in which the proposed use is to be located in that the proposed church is compatible with the existing surrounding office/industrial uses located on-site and within the P-M zone. The project has been designed to accommodate all required parking on-site and provides for adequate traffic circulation. Several parking surveys conducted by Howes, Weiler and Associates revealed that there is ample parking spaces available throughout the day and a modification of parking standards was approved by the City Planner per CMC 21.44.040(B). Additionally, the church’s peak hours for worship services and parking (20 spaces based on a max occupancy of 100 people) are different than the neighboring office/industrial uses. The differing peak hours of operation will reduce or avoid potential conflicts with the existing permitted office/industrial uses and the proposed church use. 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setback, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the City Planner, Planning Commission or City Council, in order to integrate the use with other uses in the neighborhood, in that the church will occupy 4,965 square feet of an existing 38,875 square foot office/industrial building with existing onsite landscaping as previously approved under PIP 86-01, PIP 86-01A, PIP 86-01B and requires no site modifications or additional amenities. The site complies with all of the required development standards of the P-M Zone except for on- site parking requirements. However, a modification to the parking standards was approved by the City Planner for weekday, daytime uses and a joint use parking agreement will be executed to meet the church’s peak parking demand time during evenings and weekends. The 4,965 square foot tenant space is sufficient in size and shape to accommodate the proposed church operations as shown on Exhibit “C.” 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use since access to the site is provided from Loker Avenue West, a secondary arterial, which is currently operating at an acceptable level of service. Although additional traffic will be generated by the proposed church, the church’s differing peak use hours (evenings and weekends) will avoid potential traffic and parking conflicts with adjacent office/industrial use peak hours (weekdays 8:00 a.m. – 5:00 p.m.). The church generates 6 ADT for worship services Monday – Saturday, 24 ADT for worship services on Sunday, and 28 ADT for the office use Monday – Friday. E. Airport Land Use Compatibility Plan for McClellan-Palomar Airport The proposed church use is located within the McClellan-Palomar Airport influence area and is therefore subject to the McClellan-Palomar Airport Land Use Compatibility Plan. The project site is located CUP 14-08 – ST. KATHERINE’S ORTHODOX MISSION April 1, 2015 Page 5 outside of the noise exposure ranges as shown on Exhibit III-1, and is therefore not subject to any noise attenuation. The site is also located within Zone 2 (Inner Approach/Departure Zone) of the Airport Safety Zone Map, Exhibit III-2. Indoor small assembly rooms (capacity 50 to 299 people) are considered “conditionally compatible” and are allowed without risk reduction measures if the usage intensity is less than 70 people/gross acre. Usage intensity is calculated by dividing the total number of people on the site by the site size (110 people/12.4 acres = 8.87 people/acre). The church will have the most amount of people on the site on Sundays when a maximum of 100 people are anticipated to attend services in addition to a maximum of 10 church employees being on site for a total of 110 people. Because the church will be the only space on the property having people in it on Sundays, additional people on site were not accounted for when calculating the usage intensity. F. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 5 in the northeast 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 C below. TABLE C – GROWTH MANAGEMENT STANDARD IMPACTS COMPLIANCE City Administration N/A N/A Library N/A N/A Waste Water Treatment N/A N/A Parks N/A N/A Drainage N/A N/A Circulation Mon. – Sat. Assembly= 6 ADT Sunday Assembly= 24 ADT Office Use= 28 ADT Yes Fire Station No. 5 Yes Open Space N/A N/A Schools N/A N/A Water N/A N/A IV. ENVIRONMENTAL REVIEW The City Planner 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 CEQA Section 15301(e)(1) – Existing Facilities. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7094 2. Location Map 3. Disclosure Form 4. Parking Analysis for Carlsbad Crossroads 5. Parking Survey for Carlsbad Crossroads 6. Reduced Exhibits 7. Exhibits “A” – “D” ELFUERTEST PALOMAR AIRPORT RD F A R A D A Y A V L O K E R A V W E S T CUP 14-08 St. Katherine Orthodox Mission SITE MAP PALOMAR AI R P ORTRD E L CAMREAL L A COSTA AV C A R L S B A D B L E L C A MINOREAL MELR O S E D R A V IARAPY RANCHO S A NTAFE RD COLLEGE B L SITE 0 0 o □□ CJDO • N NOT TO SCALE ---'!'-----------t')--t:j.._..: --------•tD fi~';"':l'------- 01scLosuRe Development Services ST A TEMENT Planning Division P-1 (A) 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. Tl1e following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Nc,te: Person is defined as •Any individual, firm, co-partnership, joint venture, association, social club, fratemat organization, corporation, estate, trust, receiver, syndicate;, in this and any other county, city an_d county,· city municipality, district or other political subdMsion or any-other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person St. Katherine Orthodox Mission Corp/Part'-------------- Title____________ Title _____________ _ Address 681 Encinitas Blvd., Suite 305 Address -------------Encinitas. CA 92024 . 2. • OWNER (Not the owner's agent) P-1(,4) 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.). ff the ownership includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ----------- Tit I e ------------ Address ---------- Corp/Part HG Fenton Company, a California corporation Title. _____________ _ Address 7577 Mission Valley Road, Suite 200 San Diego, CA 92108 Page 1 of2 Revisec:107/1O 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of Arr! person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust St. Katherine Orthodox Mission Non Profit/Trust ·---------- Title ___________ _ Address 681 Encinitas Blvd.. Suite 305 Encinitas, CA 92024 Title _____________ _ 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 ~ 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. Sig~ IOI~ \1lr s!tu'!;:;t.0;.;;- HG Fenton Company. a California cor_poration Print or type name of owner ~~ lb-&-14 Signatu~eofowndate HG Fenton Company, a California corporation Print or type name of owner Stan Weiler, Howes Weiler & Associates Print or type name of owner/applicant's agent P-1(A) Page2 of2 Father Andrew Cuneo, St Katherine Orthodox Mission Print or type name of applicant Revised 07/1 O Suite # Square Feet of Suite Business Name Type of Use Hours of Operation Parking Required Allocated Parking Spaces per Lease 2720A 2,022 NHK Intex Corporation Manufacturing M-F, 8 am-5 pm 1 space per 400 6 300 NHK Intex Corporation Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2720C 551 St. Katherine Orthodox Mission Standing Assembly Space W, 6:30pm-7:30 pm Sat 3- 8 pm Sun 9:30 am-12:30 pm 1 space per 100 6 1,436 St. Katherine Orthodox Mission Office T-F, 9 am-4 pm 1 space per 250 6 2720E-H 8,766 Vacant 1 space per 352 25 N/A 2720-I 1,788 Vacant 1 space per 352 6 N/A 2720J 1,755 Palestine Right to Return Coalition Grassroots/Office M-F, 8 am-5 pm 1 space per 250 8 5 2720K 1,603 Oneida Management LLC Office / Administration M-F, 8 am-5 pm 1 space per 250 7 400 Oneida Management LLC Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2720L 401 HGF N Co. Maintenance Shop Office M-F, 8 am-5 pm 1 space per 250 2 1,602 HGF N Co. Maintenance Shop Warehouse M-F, 8 am-5 pm 1 space per 1000 2 2720M 2,003 Our Two Dogs Warehouse M-F, 8 am-5 pm 1 space per 1000 3 6 2720N 2,454 Nicholas J. Esayian Warehouse M-F, 8 am-5 pm 1 space per 1000 3 3 2720O 406 CMR Naviscan Corporation Office M-F, 8 am-5 pm 1 space per 250 2 2,298 CMR Naviscan Corporation Warehouse M-F, 8 am-5 pm 1 space per 1000 3 2720P 3,200 Progressive Medical Office M-F, 8 am-5 pm 1 space per 250 13 10 2720Q 2,635 CRM Learning, L.P.Personnel Training M-F, 8 am-5 pm 1 space per 250 11 465 CRM Learning, L.P.Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2720R 1,312 Norstar Group, Inc.Marketing M-F, 8 am-5 pm 1 space per 250 6 4 2720S 520 Vacant 1 space per 352 2 N/A 2720T 900 Calex Mfg. Co.Manufacturing M-F, 8 am-5 pm 1 space per 250 4 3 2720U 934 Vacant 1 space per 352 3 N/A 2722B 7,965 D-Tek Analytical Laboratories Bio Industrial Research & Development M-F, 8 am-5 pm 1 space per 300 27 23 2722E 490 Carlsbad Packaging Moving Supplies/Office M-F, 8 am-5 pm 1 space per 250 2 1,144 Carlsbad Packaging Warehouse M-F, 8 am-5 pm 1 space per 1000 2 2722F 245 Rice General Building Construction Consulting M-F, 8 am-5 pm 1 space per 250 1 1,389 Rice General Building Warehouse M-F, 8 am-5 pm 1 space per 1000 2 2722H 1,797 RedDotNet Kiosks, LLC Manufacturing M-F, 8 am-5 pm 1 space per 400 5 968 RedDotNet Kiosks, LLC Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2724 8,712 Tensorcom, Inc.Research & Development M-F, 8 am-5 pm 1 space per 250 35 2,178 Tensorcom, Inc.Warehouse M-F, 8 am-5 pm 1 space per 1000 3 2726 10,040 Triton Micro Technologies Manufacturing M-F, 8 am-5 pm 1 space per 400 26 30 2728 34,920 Palomar Technologies Manufacturing M-F, 8 am-5 pm 1 space per 400 88 3,880 Palomar Technologies Warehouse M-F, 8 am-5 pm 1 space per 1000 4 2736 - D 2,474 Palomar Technologies Warehouse M-F, 8 am-5 pm 1 space per 1000 3 2730 9,535 Vacant 1 space per 352 28 N/A 2732 8,430 SCI Business Solutions Bio Industrial Research & Development M-F, 8 am-5 pm 1 space per 300 29 23 2734A 2,416 Vacant 1 space per 352 7 N/A 2734C 237 Gabriel Abadilla Design Service/Office M-F, 8 am-5 pm 1 space per 250 1 948 Gabriel Abadilla Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2734D 364 Meecotech, Inc.Manufacturing M-F, 8 am-5 pm 1 space per 400 1 850 Meecotech, Inc.Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2734E 789 Colco Enterprises, LLC Office M-F, 8 am-5 pm 1 space per 250 4 425 Colco Enterprises, LLC Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2734H 2,982 Swenson Consulting, Inc.Business Consulting/Office M-F, 8 am-5 pm 1 space per 250 12 9 2734J 2,763 E-Rehab LLC Website Provider/Marketing M-F, 8 am-5 pm 1 space per 250 12 3 2734K 897 David Lambillotte Consulting, Inc.Manufacturing M-F, 8 am-5 pm 1 space per 400 3 3 2734L 897 The Toffee Box Manufacturing M-F, 8 am-5 pm 1 space per 400 3 3 2734M 1,478 Quality Network Components Research & Development M-F, 8 am-5 pm 1 space per 250 6 4 4 4 3 113 9 5 4 9 30 Carlsbad Crossroads - Parking Analysis Parking Ratio 6 15 5 8 3 2736A-C 5,935 Predictive Biologies Bio Industrial Research & Development M-F, 8 am-5 pm 1 space per 300 20 660 Predictive Biologies Warehouse M-F, 8 am-5 pm 1 space per 1000 1 2736E 4,194 LCI Holdings, Inc.Warehouse M-F, 8 am-5 pm 1 space per 1000 5 8 2738C 14,900 Sierra Wireless America, Inc.Research & Development M-F, 8 am-5 pm 1 space per 250 60 45 Total Parking Required 515 416 Total Parking Available 471 471 16 I I Parking Survey Carlsbad Crossroads Carlsbad, CA The following Parking Survey has been prepared by Howes Weiler & Associates at the request of the City of Carlsbad. Background St. Katherine Orthodox Mission is currently processing a Conditional Use Permit application through the City of Carlsbad Planning Department. The church plans to relocate from their existing facility in Encinitas, to this location. The new facility will serve as the church’s main chapel and social gathering space, and will provide office space for Father Andrew Cuneo and other and volunteers. The applicant is proposing tenant improvements to convert two suites (2720 Loker Avenue West, Suites C and D) totaling 4,965 square feet, into a church and associated use areas. When completed, the building will be divided into the following areas: Use Approximate Size Chapel/Assembly Area 551 square feet Clergy Platform 312 square feet Social Gathering Area 658 square feet Private Offices 1,436 square feet Restroom 352 square feet Storage 577 square feet Accessory Use 723 square feet Interior Partitions/ Exterior Walls 356 square feet TOTAL 4,965 square feet The church proposes to construct 1,436 square feet of private office/administration space within the space. Based on standards set forth in Chapter 21.44 of the Carlsbad Municipal Code, a total of 6 parking spaces will be required for this portion of the proposed use. It is anticipated that these spaces would be occupied during typical business hours (8:00 a.m. – 5:00 p.m., Monday through Friday). Most of the other occupants in Carlsbad Crossroads are open during this time as well. Carlsbad Crossroads is comprised of ten stand-alone buildings, totaling 175,631 square feet. A total of 471 parking spaces are currently available in a parking lot that surrounds the buildings. Based on the current tenant mix, and standards set forth in Chapter 21.44 of the Carlsbad Municipal Code, a total of 515 parking spaces would be required onsite to meet current demand. However, it is believed that the parking lot is actually under-utilized. 2888 Loker Avenue East, Suite 217, Carlsbad, CA 92010 www.hwplanning.com 760.929.2288 HowesWeiler ~ &Associates ~ / LAND USE PLANNING AND CONSULTATION Methodology Onsite parking counts were conducted on Thursday, February 26, 2015 at 2:00 p.m., and on Tuesday, March 3, 2015 at 9:00 a.m. and 2:00 p.m. Our planner walked the parking lot and counted the number of available spaces during the designated time periods. In no instance were cars parked along Loker Avenue West used counted for purposes of this survey. Table 1 further details the parking information observed during each visit to the subject property. Findings Onsite parking was available during all counts. No more than 189 spaces were occupied during the three surveys. With a total of 471 parking spaces available on the site, only 40% of the available parking spaces were occupied when the parking lot was most crowded. The average number of spaces occupied during the survey was 173 (37%). Table 1 Survey Findings It is important to note that 23,959 square feet of office space is currently vacant in the Carlsbad Crossroads complex. With 175,631 square feet of office, industrial or warehouse space available in the complex, vacant space represents 14% of the total complex square footage. Given current conditions, it can be concluded that onsite parking spaces would be available even if Carlsbad Crossroads was 100% occupied. In conclusion, our survey suggests there are an ample number of parking spaces available in the Carlsbad Crossroads complex at any given time during normal weekday business hours. The existing parking lot at the complex is able to accommodate 6 additional parked vehicles that would be associated with the office/administrative portion of St. Katherine Orthodox Church. Number of Parking Spaces Occupied Number of Parking Spaces Available Thursday (2/26) @ 2pm 189 282 Tuesday (3/3) @ 9 am 141 330 Tuesday (3/3) @ 2 pm 188 283 AVERAGE 173 298 2888 Loker Avenue East, Suite 217, Carlsbad, CA 92010 www.hwplanning.com 760.929.2288 HowesWeiler &Associates LAND USE PLANNING AND CONSULTATION St. Katherine Orthodox Church (CUP 14-08) Carlsbad Crossroads Parking Survey – Site Photos Tuesday, March 3, 2015 @ 9:00 a.m. St. Katherine Orthodox Church (CUP 14-08) Carlsbad Crossroads Parking Survey – Site Photos Tuesday, March 3, 2015 @ 2:00 p.m. ' ' ' ' ... ,O.'· .. ,... "le,"~ .... -4i,:·., ,_ ·-1-z;:., ' ' , .... ,._._ IJ~ ' 's,-, ,,_ \ \ '\ \ \ . -~ '-- r ~ l -~ ~ -~· '-\_ / ~-\ • I \ "• , ., r -~ \' • \' 1' -. ' ' CARLSBAD CROSSROADS ' > ,, •,o'• '1,:-~ .. 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Mec Droln Ad)Jstoble :~9,;,~i:: :~i~,~:~~~ Asbestos Asphalt Boord Bituminous :~~ng :~:~rig Bottom of Panel Bottom ofR"""al Cobine! C<ltchBasln Cement Ceramic Costlron C<:<'ner Guard Ceiling g,,:::~tg Clear ~:~"Opening Center of Mullion Concrete Connection Con~\ruclion Continuoos Cootlnuoos Corridor Countersunk Ca,nler Center Dooble Department [:;~t:foun\ain Dimension Dispenser Down g:: Opor,Tng Drawer Downspout Dry Standpipe Drawing East "~ ~::~:~n Joint Electricol Elewtor ~~d"'.:::? cw. "' LT Lovctory Locl<er Lio;lht MAX Ma,imum M.C Medicine MECH Mechanical MEMB Membrane MET. Metal MFR Manufacturer MH Manhole MIN Minl'Tlum MIR. Mirror MISC Mi~elloneous ~~ ~~:;:~ Opening 0.A. oas o.c 0.D. Off """ oe, PRCST. e_ PU M ec,s Pll'M). ea '1. P.T.D :~D/R P.T.R. ,. '"'· R.O REF. REFR. RGTR. REINF "" RESIL '" '·" s " S.C.D. SCHED so sm '" North Notin Controel Number Nominal Not To Scale Obscure On Center ~~:e Dfometer(Dim.) Opening Oppooile Pre-cast Plate Plastic Laminate Plaster ~~ Point Paper TowelDiopenser g~~i~::tioo Poper Towel Poper Towel Receptacle C>JorryTile Radius RoofDroln Reference Refrigerator ~:~:~ed ~:;~i~~ Ro= ~~~~~0~penlng ~=~~;'.iapenser Shelf Equal :~-Equipment SIM. Shower Sheel Slmilor Sonilory NopkinDispenser SYMBOLS ""'" omc,~-ROOMNAME ~ ROOM NUMBER 0 ,,-\~OETAILREFERENCE ~-/~SHEET NUMBER ~DETAIL SECTION REFERENCE ---+~ce,_c-i SHEET NUMBER .A. A--DETAIL SECTION REFERENCE ~---,~cc,cc,--1" SHEET NUMBER ~""""'""""""'""""" (oe,~ I'),~:::::: ::,cr (OPTIONl2) A-INTERIOR £1..EVATIONVIEW D~ROOMNAME ~ SHEET NUMBER C [CT1---rLOORMATERIAL rn>E G--FLOOR NOTE ar---WAllMATERIALTYP£ ~ WAll NOTE ffi= ::: ~~:IAL nPE -0WAlllYP£1NDICATOR ~ ~oMJ~AJ!~~TMl~~T rLOORLE'IEL.(BATTERY BACKLf') CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT C.U.P. 14-08 ST. KATHERINE ORTHODOX MISSION 2720 LOKER AVE WEST., SUITE C/D CARLSBAD, CALIFORNIA 92011 CONDITIONAL USE PERMIT -CHURCH PROJECT DATA PROJECT SCOPE: ---NEW CHURCH 'MTHIN EXISTING INDUSTRIAL BUILDING. WITH ~r&r~--NEW WAI.LS, Cfll.lNGS, PWMBING, HVAC AND EXISTINGZONING; _____________ _ EXISTING GENERAL.PLAN USE DESIGNATION; _______ _ CLASSIFICATION OF LOTS: ___________ ,;, BUILDING/PLANNING DEPARTMENT;______ TOTAL NUMBER OF LOTS:------------ BUILDING CODE: 2013 CALJF"ORNIA BUILDING CODE UNDEVELOPABLESITEAREA: ______ _ 201JCAI.JrORNIArlRECOOE 201JCAUFORNIA MECHANICAL COOE 201J CALIFORNIA PWMBING CODE 20IJCAUFORNIA[L.£CTRICAL COOE Tln.£24(ADA)CAUFORNIAADMINISTRATl'l'E COOE 201JCAJ..IFORNIA GREENBUILDINGCODE ASSESSOR'S PARCEL NO: ________ _ LEGAL DESCRIPTION: Beginning at the,outhwesteny corner ofS<lld Parcel A; thericeolong the wut"'1yboundoryof said Parcel A north 2·.37•29•w..,.t. 459.BJ feet; thencelM'o'lng saidboundarynorth 89i 7.49" eo,t, 155.07 feet; thence •outh 58"5757" eoot, 328.77 feet to a 90.00 foot radiu• curve coricove norther1y.thenceeoste11yolong the arcofS<Jldcurve 77.80feetthrough acentrol onglear 49'J1.J7": thence rodloly to sold curve south 18'29'J4"eost J5.92 feet; thence south33'00'00"ec,t 78.00 feet;thencenorth 55'04"46"eosl17.00feettoonontongent 100,00 /oolrodius curve concave ncr\heosterlyo rodiol line tosoidcurve beorssouth 55'04"46"wesl; thencesoutheasterlyolong the orcofsoid cur;oJ1.25 fnllhrough ocentrol ongleof 17~"22": thenct1 south 52'49"36"eost 25.l4fNt(south 52"49'JS"eosl 25.00 feol of record) to o point on the northwe,terly right of way of Lo~er Avenue oo ohawn on said Mop 10372soidpoinlbeingolooontheorcol a non tangent 536.00 foot rodius curve concove southeosterlyo rodiolline tosoid curve bears north 55"4J"29"west;(north 55"42"50"west cf reco,d);\henceoouthweslerly olong theorccf saidcurve 28.62 feellhroughocentrol ongle cf S03'32'(28.75 feel through a central angle cf0Y04"23"c/record): thence south Jli2'59"west 275,67 feet (south 3112"47" west 275.74 leel of record): thence north 58'48"20"west 222.57 feet (north 58'47"13"west222.48feel of reeord); thence soulh B7'21"26"west 251.61 feel (south B7"22'3I"west 251,50 feet clrecord)lo thepolnl of bC9innlng SERVICE DISTRICTS: ----SE~R _ a~;L~ ... ~~:Ia: ... As\r::~R ~~1:~ SCH0OL-CARLSBADUNITEDSCHOOLDISTRICT DRAINACE-8 SITEAA-----------~~----223.901 sr (5.H oc) BUILDING FOOTPRINTS: 70.759 Sf 31.6% PARKING/ ROADS / WAL.k: 99.707 sr LANDSCAPE TOTAL: 53,435 SF 2J.6% PARKINCREOUIRED (ASPER PARklNGANAL'i'SIS): 13 SPACES BUILDING AREA; ______________ _ BUILDINCC BUILDINCD J.B.675 SF 10.9~ SF 10.890 SF 10,04-0 SF TOTAL 70.759SF£ BUILDING HEIGHT: -------,-AAL-.,-,-0-HEJG~c~~N~6dT~;.:J All.OWABLE HEIGIH EXISTINCHEICHT All.OWABLENUMBEROF STORIES ACTUAL NUMBER Of STORIES 35'-o" 20·-o· PARKING: _____ 471 ON PROPERTY. SEE ANALYSIS ON SITE PLAN SHEET. BUILDING USE/OCCUPANCY: _______ PER SECTION 304 & J10!L_ SHEET INDEX ARCHITECTURAL PROPERTY OWNER FENTON H G COMPANY 7~TT MISSION VALLEY ROAD. SUITE 200 S.t.N 0IEGO.CA9210!! APPLICANT ST. KATHERINE OTHODOX MISSION 681ENCINITAS BOUI..EVARD,SUITE 305 ENClNITAS.CA 9202• FRANOREWCUNEO PH:9I4.255.54J4 GENERAL CONTRACTOR T.B.D. OFFICE /INDUSTRIAL 0----------------------< CONSTRUCTIONTYP~·------------- FIREPROTECTION: ________ AIJTOM~nc SPRINKLER SYSTEM ARCHITECT EOPT. E.W.C EXST. EXPO EXP. ~~~~:~; Water Cooler t~:~. Exposed SPEC ~:r;~~oo ~T. ~::~i~r!1~=kln Receptocl•t--------------~--------------------,----------------------1 WARE MALCOMB m ,.a F.D. m, ,., F.E.C. F.H.C "" ~ FLASH ~'"' F.0.C. F.O.F. F.O.S. FPRF f.S. "· FTG. FURR. FUT. ,.a H.C. HDYil>. HDWE. "·" """ "' HCT. ~~i~r!ss Steel S.Sk.. Pre Alarm STA. Service Sink S10tion FlolBar STD. Standard Floor Drain STL Sleel Fouodotlon ST0R ~~~liral Fre Extinguioher STRL Fn Extingui1h..-Cob SUSI' Fn Hose Cobinet SYS Ftnioh Suapended S,mmetrlcol "'" ~~:::~nl Face of Concrete race of t ... i,h race of Stud ~~~p;;: Foot orFeet rooting ~~~~; HollowCore Hardwood Hordwore Hollow Metal Horizontal ,w Helght mo. T.a T.C rrc TER. Terrozza ~:c ~~ue ondCroove T.0.P TopofPonel T.0.R TopofReveol T.P Top of Pavement T.P.D ;:~~-~per Dispenser Top of Woll Typical U.0.N Unless Otherwise Noted UR Urinol Vertical Vestibule ·~, With Woler Close\ •= :~~~~'t"'f Welght TRAFFIC GENERATION ANALYSIS 656SF CHURCHASSEMBLYUSE AT9/1000SF(MONDAY-SATllRDAY)•6ADT 656 SFCHURCHASSEMBLY USEATJ6/1000Sf(SUNDAY)-24ADT IJ6'SfOfflCEUSEAT 20/IOOOSf -28ADT 6363 GREEN'MCH DRIVE. SUITE 17~ SANDIEOO.CA92122 CONSULTANTS PLANNING CONSUL TANT HO\ltES, 't'tEILER &: ASSOCIATES 2686 LOKER A\IENLIE EAST.SUITE217 CARL.S8AD,CA 92010 STAN l'IEJLER ~~~, g:g? i~tE~ ::SUL :~:~~:\i~ometer (Dim.) WT J "1 "'"" A0.1 ,_ _____________ ...,_ __________________________________ ...,_ ___________________ _._ ___________________ _.! H:\ J o b s 1 4 \ S t K a t h e r i n e s C h u r c h \ S D G 1 4 - 6 1 4 6 - ( ) Q _ $ t _ K a t h e r i n e s _ C t , u r c h _ C a r l s b a d \ A r c h i t e c t u r a l \ C a d \ S P \ 6 1 4 6 _ A 1 1 d w g )> ;o () :: c =i m () -I C ~ (J ) " =i ~m "'I ] ; ~ q z / / I / / I I I~ I # -'o I .}, . / ~ 0 0 I ~ !; ' I I , ,:. 1 I Ii ll b i ! I ■ 11 i I jl I ,i if I I ,, I . • ~- Fi · ! i i I I .. "'I ] (J ) )> =i ;o m :; , ; ; 0 z ~ G) )> z )> r -< (J ) ci5 ~~ I • I I ~_ : : - ? ~@ .o -.o t, :;c o ~§ ~ ~§ §§0 ~ BB BB B B BB~ n!u~nu n n : u ~ ~u ;~ i n n ;p : ~ § n r n ~~ ~ ~ : ~ ~ -~ ~ ~ 'l )> cz ~ 9, a i l l ~ §i a l . ; ~ ii Z ~~ ~~ i ~! ~ 1~ : ~ ["l z (' ) ~t 2 n ~ ~~ i~ ~. n ~ ! §;! , m c ': ! ~ ;~ 1 ; (J ) . h , ,, , ~ "" C J ; . ~ ~ ~ ~ ~ i .. . . 1 , . : ~ I I a 0 ~ 00 ~ ~ C ... . 0 :2 'ii ... . I in u, I m ~ in z ~ ~ "l =l 11 € S E O R • •"GS - "" ' " " " ' ° " - - - ~) ; Q 5 ~ ' 1 ' " 6 - ~ ~1 : l : 6 1 1 ! ' " 1 l " 1 , o ' l ' 1 i i : " 1 : r sc11 " " 0N-,, . ~ T i l ! ' . l f l l l : ! t i •"t' i i d : l > ' r l r t ' ~ E : E ' l l ! ' i < N r l r ' . , , l ! f . n ( ' ~ .- "" 1 T f u . ~ s"!: 1 < ,.r - ' ; .:1 1 " el! f " d m 5 o ! r " o l r l i " ~ ~ s - $<A U . BC >E R r c ON - ,o a ,m _ ... YOISC!tU AHC Y $< A U . 8[ Blt(M J Q I I T TO TIE ttO T I C C Of' ·- ""'-' = °" ' ' """ " ' TO - (X) M M [ l < (;[ M ( "' Of' ,, , . , - · ~ Wl!l ll "' ; ; 711 c ' / i J I / . ~ ST , KA T H E R I N E □ = re ~ ~ , 1i1,11 1, " ~ ~ ,, : ; ; ; , . w .,. , , , ; ; : "" OR T H O D O X MI S S I O N ;,: ; , , , , , . . . . WARE MA L C O M B ~ ~ ~ "" 12.2 2 . 2 0 1 4 PA A K ING TABU L A TION S IT T • o "·"' ·"' " w• ·"" " " ' ' 27 2 0 LO K E R AVE WE S T ., SU I T E CI D =- ~ "' "' ·•~ m Le adin gD e s i g nf o, Co n w n e n : l a ! R e a l E s t a l e 0 I f! oa n d i e g o . oo i f o r n l . a 92 122 7J ; • CARL SBAD, CA LI F O R N I A 92 0 11 ;:; : ; ;: ; ~ 8 ~- - - - - - - - - - - - - - - - - - - ~ - - < OF"FkI B 382 S.F./100 S.F.PER0CC TOTAL OCCUPANTS• 4 [jJ + + + + ASSEMBLY:A-3 6511 S.F./15S.F.PE:ROCC TOTAi.OCCUPANTS • 44 [jJ + Of"FICE, B 1,o74 S.F./IOOS.F.PER0CC TOTALOCCUPANTS• 11 [jJ + + + + + + + + CLERCYPL.ATFORM: J12 S.F MAX.40CCUPANTS ACCESSO'<:YUSE I0OJ.2.2.2,I EXCEPTION CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT C.U.P. 14-08 OCCUPANCY & EXIT PLAN SCAL£: J/16"•1' cb CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT C.U.P. 14-08 --------------~E~X~IS~T~IN~G~S~O~U~T~H~E=L=EV=A~T~IO=N~@ --------------~E~X~IS~T~IN~G~N~O~R~T~H~E=L=E~VA~T~IO=N'--'---------<@ ---------------~E~X=IS~T=IN~G~W=E=S~T~E=LE'=Vcc-A~T~IO=N'--'-----{@ ! ! >-------------------------------------------------------------------------------------------<• ELEVATION NOTES [jJ EXISTINGSTOREFRONT/ENTRYTO REMAIN [TI EXISTING CONCRETE BUILDING WALL TO REMAIN [I] EXISTING SECTION,1,L DOOR TO REMAIN [TI EXISTING MAN DOOR TO REMAIN [TI EXISTING LANDSCAPING TO REMAIN [TI EXISTING BUILDING MOUNTED UGH FIXTURE TO REMAIN [TI EXISTING OvtRHEAO DOOR TO REMAIN [TI EXISTING lRUNCATED DOMES [TI EXISTING ADA SIGNAGE [}QJ EXISTINGADA PAAKING. [IjJ EXISTING RAMP ~----------------------------------------------------------------------------------------~ I ! I ~=====;:=====::: ill PA /PM· ~ DRAWN BY: J,( 11-~i~-·1 !