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HomeMy WebLinkAbout1978-05-24; Planning Commission; ; CUP 150 - CARLSBAD GIRLS CLUB----- STAFF REPORT DATE: May 24, 1978 TO: Planning Commission FROM: Planning Department CASE NO.: CUP-150 APPLICANT: Carlsbad Girls Club SUBJECT: Request for Conditional Use Permit to Allow Community Facility (Carlsbad Girls Club) to Locate in a Residential Zone. BACKGROUND Location and Description of Property The subject property is two lots of .57 acre each, located on the East side of Eureka Place between Chestnut and Basswood Avenues. The street address is 3366 and 3368 Eureka Place: Assessor Parcel Nos. 205-112-04 and OS. The northernly lot is vacant, while the other lot has an unoccupied single family dwelling and detached garage. The property is relatively flat, slightly sloping down to the street. Existing Zoning Subject Property: North: South: East: West: Existing Land Use Subject Property: North: South: East: West: R-1-7500 R-3 R-1-7500 R-1-7500 Open space Single family dwelling and vacant Apartment Dwelling Two single family dwellings Two single family dwellings City Park History and Related Cases CUP-8, Carlsbad Women's Club In 1961, the City Council, by Resolution No. 728, approved a Conditional Use Permit for the construction of a community service organization meeting facility at 3340 Monroe. This area is also zoned R-1. --- Environmental Impact Information A Declaration of Negative (Non-significant) Environmental Effect has been issued for this project based on the following findings: 1. The project will occur in an already urbanized area containing mixed land uses. 2. No significant wildlife or vegetation exists on the site. Existing trees will not be disturbed. 3. Traffic generation should not increase appreciably since the present clubhouse is on this block. General Plan Information The Land Use Element of the Carlsbad General Plan designates the project site as Residential Medium Density (RM). Within each land use designation there is potential for certain land uses that possess unique and special characteristics, such as churches, golf courses, or public and quasi-public accessory buildings and facilities. The proposed project, as a community facility, would be included in this special category and therefore requires review on an individual basis. Basically, the criteria for evaluation are the required findings for granting a Conditional Use Permit. Public Facilities 1. The existing dwelling is presently connected to the City sewer system. The City Manager has determined no additional sewer capacity will be needed. 2. Half-street improvement will be required on Eureka Place at some future time. 3. All other public facilities are existing or can be met. Major Planning Considerations 1. Is the proposed facility compatible with the surrounding residential neighborhood? 2. Is the site adequate in size and shape to accommodate the proposed use? 3. Is the existing street system adequate to serve the proposed use? .2 DISCUSSION The primary reason for requiring a CUP is to allow the City to impose conditions on a project to make it as compatible as possible with other uses, existing and future, in the surrounding area. Compatibility, then, is the principal issue. In the past, the City has decided that similar facilities are compatible with residential neighborhoods. This staff report cites CUP No. 8 which allowed a women's club to locate in an R-1 neighborhood. This CUP contained a single condition prohibiting public dances. The existing Girl's Club facility is in an old residence owned by the City, located in Holiday Park across the street and about 100 yards north of the proposed facility. Staff has discussed the club's past record with the Parks and Recreation Department. That depart- ment has stated that the Girl's Club has been a model tenant and they are not aware of any past complaints regarding the club or its operation. A neighboring property owner spoke at the May 10, 1978 Planning Commission meeting. He asked that noise be mitigated and that the club consider removing access to the deck on top of the garage. Mr. Spalding, a spokesman for the club, said that the club was willing to comply with this request. Staff feels that the use can be compatible with the neighborhood if the proposed conditions are fulfilled. The site contains in excess of one acre. A club spokesman informed us that a new facility is proposed for the site some time in the future. However, this is only in the conceptual stage and plans are not yet available. Any pro- posals for a new facility should require an amendment to this CUP, if approved, to give the City the opportunity to make the necessary findings and impose new conditions. Presently, the site appears adequate to accommodate the proposed use, including any required parking. In fact, excess space may be a small problem to the club because of the City weed abatement program. The club plans to continue using the existing facility even if the subject CUP is granted. This will allow them to have separate facilities for younger and older girls. They feel that the separation is desirable. Also, the club feels that the existing facility is not adequate to handle the present intensity of use. This CUP, if approved, will not in itself cause an expansion of the membership, but future expansion is projected. However, the City Engineer feels that existing streets are adequate to serve the proposed use. Mr. Spalding indicated that the club would prefer to have the CUP apply to only the parcel containing the existing building . • 3 Staff feels that the CUP should apply to both parcels since the club intends to use both parcels as one site. This justifies applying the conditions of approval to both parcels. STAFF RECOMMENDATION Staff recommends approval of CUP 150 based on the following findings and subject to the following conditions: Findings 1. That the requested use is desirable for the development 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. The general plan recognizes the need and provides for the location of this type of special use: Unique and Special Uses Within each land use designation, there is the potential for certain land uses that possess unique and special characteristics. These uses may include, but are not limited to, cemetaries, churches, golf courses, mobile home parks, recreational vehicle parks, public and quasi-public accessory buildings and facilities, and hospitals. These types of uses cannot be automatically placed within any particular Land Use category and must be reviewed on an individual site basis. Criteria for this review should include the following: (1) The proposed use is necessary and desirable for the City; (2) The proposed use will be in accord with all of the Elements of the General Plan; (3) The proposed use is not detrimental to existing or planned uses in the same vicinity; (4) The proposed site is adequate in size and shape to accommodate the proposed use and any future ex- pansion that may be necessary; (5) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use with minimum disruption to existing area. b. The existing Girl's Club is located in the same neighborhood and has proved to not be detrimental . • 4 2. That the site for the intended use is adequate in size and shape to accommodate the use because: a. The site contains over an acre of land and now contains the building proposed for use by the club. b. There is more than enough undeveloped land on the site to accommodate required parking. c. The site is directly across the street from a park which can accommodate outdoor recreational activities. 3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained because: a. They are required as conditions of approval of the subject CUP. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use because: a. The City Engineer has determined that the existing street system is adequate to serve the proposed use. b. A lien contract agreement for future street improvements is required as a condition of approval. Conditions 1. This CUP is being granted for the subject site with the existing building and for uses associated with normal and routine girl's club activities. Any new construction or unusual activities will require an amendment to this CUP. 2. Applicant to execute a lien contract agreement for future street improvements along the Eureka Place frontage of the subject site. Improvements shall include curb, gutter, half street paving and one street light. 3. Applicant to provide 16 fully improved, including land- scaping, parking spaces per City standards, or obtain a variance for relief from the required parking within 120 days of approval of this CUP. 4. A six foot solid barrier is to be provided along the pro- perty lines to separate the proposed use from the neighboring residential use. Subject barrier to be placed within 120 days from the granting of this CUP. Subject barrier will observe reqµired setbacks. The barrier may be a fence, wall or hedge approved by the Planning Department . • 5 • • ► -. - 5. Applicant will maintain an active weed abatement program for the undeveloped portions of the site. 6. All developments on the site will be designed to maintain the residential character of the neighborhood. 7. Use of the site and structures shall be in conformance with all State and local fire regulations. 8. Development and use of the site shall be in accordance with all applicable State and local regulations. 9. A method satisfactory to the City Engineer will be required to consolidate the two lots at such time as use of the site requires both parcels or crossing the common lot line with development. 10. This CUP will be subject to review by the Planning Commission within one year.-upon report from staff for compliance with conditions of approval and the intent of the CUP. The Planning Commission may reopen the public hearing to con- sider the status of the CUP and/or to impose additional conditions to insure that the facility and its operation is compatible with the surrounding neighborohood. DR:sb .6