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Home My WebLink About1989-01-18; Planning Commission; ; CUP 150A - CARLSBAD GIRLS CLUBDATE: TO: FROM: JANUARY 18, 1989 PLANNING COMMISSION PLANNING DEPARTMENT APPL~~ATION SUBMITTAL DATE: JUNE 17, 1988 STAFF REPORT SUBJECT: CUP-lSO(Al -CARLSBAD GIRLS' CLUB -Request -for approval of a Conditional Use Permit to allow a 540 square foot room addition to the existing Girls' Club use at 3368 Eureka Street across from Holiday Park in the R-1 Zone within Local Facilities Management Zone 1. I. REC<MtENDATION That the Planning Commission adopt Resolution No. 2773 APPROVING the Negative Declaration issued by the Planning Director and adopt Resolution No. 2774 APPROVING CUP-ISO(A), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND This application is a request to amend CUP-150 to allow for a 540 square foot room addition to the existing Girls' Club at 3368 Eureka Street. The existing one story 2042 square foot building is located on a level 1.14 acre lot. Over half of the lot is being utilized for agriculture at the present time. The Girls' Club is a non-profit community organization that operates on weekdays between 7:00 a.m. and 6:30 p.m. They are closed Saturday and Sunday. The maximum number of staff is seven during the summer season and slightly fewer in the winter season. The subject project is surrounded by single family residences to the south and east, apartment dwellings to the north, and Holiday Park to the west. In 1978, the Planning Commission approved CUP-150 which permitted the establishment of the Girls' Club at this location. One of the conditions of approval stated that any modification or expansion of the use would require an amendment to CUP-150. III. ANALYSIS 1. Can the findings be made for the Conditional Use Permit? They are: (a) that the request is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Pl an, and is not det ri men ta 1 to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; ~ CUP 150(A) -GIRLS' CLtirl JANUARY 18, 1989 PAGE 2 (b) that the site for the intended expansion is adequate in size and shape to accomodate the use; (c) that all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested expanded use to existing or perm;tted future uses ;n the neighborhood will be provided and maintained; (d) that the street system serving the proposed use is adequate to properly handle all traffic generated by the use with the proposed expansion. 2. Does the project comply with the requirements of the Growth Management Ordinance? DISCUSSION Conditional Use Permit The exiting use and requested expansion is desirable for the development of the community, is in harmony with the General Plan, and is not detrimental to surrounding uses. The Girls' Club has been located on the site for over 10 years (CUP-150 was approved in 1978). A much needed community service is provided by the Girls' Club and the expansion is necessary to accommodate the City's growing population. Staff is not aware of any present problems or complaints associated with this site. Approximately 6-1/2 years ago staff received some complaints about noise generated by this use from adjacent neighbors. Staff contacted representatives of the Girls' Club regarding these complaints. At that time representatives of the Girls' Club agreed to prohibit the children from playing in the driveway and limiting the southernmost rooms in the building to quiet activities only. Since that time staff has not received any complaints regarding noise. The site is adequate in size and shape to acconnnodate the proposed expansion. Even though half of the lot is presently being used for agriculture, there is plenty of room to accommodate the proposed 540 square foot expansion. All the required yards, setbacks, walls, and other features necessary to adjust the requested expansion to the existing use will be provided and maintained. The proposed expansion does not intrude into any setback areas. An existing six foot solid fence along the southern property line buffers the Girls' Club from an adjacent residence as conditioned by CUP-150. One of the original conditions of CUP-150 required that 16 parking spaces be provided. These spaces were never provided by the Girls' Club and staff has no record of why 16 spaces were required. Staff is now recommending nine parking spaces be provided based on a maximum staff of seven and two more for visitor parking. A similar parking requirement was made for the Boys' and Girls' Club of Carl shad in La Costa under CUP 87-5. The reasoning was based on the fact that most club users are dropped off by their parents, or they walk or bike to the club site. There is more than adequate space onsite to provide the nine parking spaces. CUP lSO(A) -GIRLS' CLud JANUARY 18, 1989 PAGE 3 The street system serving the Girls' Club is a fully improved public street system and is adequate to service the proposed expansion. The existing use along with the expansion generates a minimal amount of additional traffic and will not conflict with weekend park users since the Girls' Club is closed Saturday and Sunday. Growth Management Program The project is located within Local Facilities Management Zone 1. This project creates no adverse impacts on any of the City's public facilities and conforms to the adopted Local Facilities Management Plan for this zone. In conclusion, staff can make all four of the findings for a Conditional Use Permit and the proposed minor expansion will have no significant impacts on Local Facilities Plan 1. Therefore, staff recommends approval of CUP-150(A). IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on September 9, 1988. There are no sensitive environmental resources located upon or near this already developed site, and no environmental impacts are anticipated from the proposed 540 square foot expansion. ATTACHMENTS 1. Planning Commission Resolution Nos. 2773 and 2774 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Staff Report for CUP-150, dated May 24, 1978 6. Exhibits "A" and 11B11 , dated January 18, 1989 EM:af 12/23/88 GENERAL PLAN UIIDllfflAL IL LOW DINSITY (0-l.' l 111M LOIV·MEDIUM DENSITY (0-t) llM Mmll.'M DENSITY ( t-8) IMH MEDIUM HIGH DENSITY ( 8-15) 1H HIGH DENSITY o,-H) COMMlllCIAL VR UI ll'o-nNSM IIEGIONAL IETAJL (q_ Plaza Cami-Rnl) R11E EXnNSIVE REGIONAL IETAIL ( q_ Car Counlrl' Carlsbad l 1.S IIEGIONAL SEIMCE C COMML'Nln' COMMEIICIAL N NEJGHBOIHOOD COMMERCIAL T5 TltA\'EL SEIMCES COMMERCIAL 0 PROFESSIONAL IIELATED CBO CENTIIAL IIUSINES5 OIS"BICT Pl PLANNED INDl."STtiAL G GO'<'EIINMENT FACIUTIES t: Pl 'BUC L TIUTIES RC IIECIIEATION COMMERCIAL ICNOOU E ELEMENTARY J Jl"NIOR HIGH ff HIGH SCHOOL P PRIVATE OS OPENSPAa NU NON IIESIDENTIAL IIESERVE ZONING IUIDINTIAL P-<: PUNNED COMMl."Nm" ZONE R-A IESIDENT1AL AGIUCL1.Tu1lAL ZONE R•E Rl!ML IIESll>ENllAL ESTATE ZONE l• 1 ONE·fAMILY l!SIDE!lo"TlAL ZONE l· 2 nPO-l'AMILY IIESll>ENTIAI. ZONE l· 3 Ml.'LTIPU FAMILY l!SIDENTIAL ZONE l·3L UMnm MULTI-FAMILY IIESIDEN1lAL ZONE Rl>-M IIESIDENJlAL OENSITY-MLlllPU ZONE 11>-H IESIDENT1AL DENSITY-HIGH ZONE IIMHP IIESIDENJlAL MOBILE HOME !'MK ZO!','E R·P IIESIDENJlAL Pll()f'Bg0NAL ZONE l[f IIESIDEN1lAL TOL"RIST ZONE -IIESll>ENTIAl.'A'Ann'AYZO!'oc COMMIICIAL o omazONE C· 1 NEIGHIIOaHOOD COMMEIICIAL ZONE C-2 GENERAL COMMEIICIAJ. ZOfl,"E C·T COMMEIICIAL-TOL"RJST ZOfl,"E C·M HEAVY COMMDCIAL-UMITTO 1NDUS11UAL ZONE M INDl,'ffalAL ZONE P.M PUNNED INDl'ffalALZONE orNIII F•P l't00DPIAIN CNDL\Y ZONE L·C L1M111D CONT1IOL OS OPIN5'111CE P•U PIJIUC Ul1UTY ZONE CARLSBAD GIRLS' CLUB SITE City If CutsM• CUP 150-A BACKGROUND DATA SHEET CASE NO: CUP-150(A) APPLICANT: Carlsbad Girls' Club REQUEST AND LOCATION: Conditional Use Permit for a 540 sq ft room addition to existing structure at 3251 Eureka Street LEGAL DESCRIPTION: Lots 9 and 10 of Map No. 18-5 in the City of Carlsbad. County of San Diego. filed on September 4. 1924. APN: 205-112-37 Acres 1.14 Proposed No. of Lots/Units GENERAL PLAN AND ZONING Land Use Designation --=RM==------- Density Allowed _________ _ Density Proposed Existing Zone R-1 Proposed Zone ---~R~--1=----- Surrounding Zoning and Land Use: Zoning Land Use Site R-1 Girls' Club North R-3 Multi-Family Res. South R-1 S.F. Res. East R-1 S.F. Res. West OS Park PUBLIC FACILITIES School District Carlsbad Water *Costa Real Sewer Carlsbad EDU's--==-- Public Facilities Fee Agreement, dated __ _,e~x~e~m~p~t=------------ (*The City of Carlsbad will provide water service to all projects in Carlsbad except those located in the Olivenhain and San Marcos Sewer Districts.) ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued --~S~e~p~t=e=mb==e=r----=9~·-=1=9~8~8=--------- DISCLOSURE FORM APPLICANT: Ca;,r/5 bad G/rls Clwb Name (individual, partnership, joint venture, corporation, syndication) 3. 3 l 5? £µ ce..cl< 0v fJ I tl-C~ . Ca c Is ht:/; C.a... _, Busmess Address > o p, I/ff. 'f-1)03{µ . ,ZOcJQ ; Telephone Number AGENT: 6; / ee...n {) /son ) R-e.s:Jen f &t,tr,l o--f ']),'reek.ts Name MEMBERS: :3/t~ Ca_r/sb4/ 81✓,£ C4,r/s id/ Ul Business Address ' ' J 9;:; ,.J?' 7 cA 0--1/S-/.. ~ Telephone Number Name (individual, partner, joint venture, corporation, syndication) Business Address Telephone Number Name Business Address Telephone Number Home Address Telephone Number Home Address Telephone Number (Attach more sheets if necessary) I /We understand that if this project is located in the Coastal Zone, I /we will apply for Coastal Commission Approval prior to development. I /We acknowledge that in the process of reviewing this application, it may be necessary for members of City Staff, Planning Commissioners, Design Review Board members, or City Council members to inspect and enter the property that is the subject of this application. I /We consent to entry for this purpose. I /We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. JiJ& ~ • APPLICANT BY Agent, Owner, Partner 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 05. 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 ~and 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 required setbacks. The barrier may be a fence, wall or hedge approved by the Planning Department . . s .. S. 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. 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