Encinitas arts commission reviews Pacific View Arts Center zoning, occupancy limits while planning revenue ideas

The Encinitas Commission for the Arts on May 5 discussed how zoning and building-occupancy rules limit programming at the city27s Pacific View Arts Center while exploring ideas to generate revenue to support its programs.

Commission Chair Fox read the city council27s direction asking the commission to "generate ideas that could help generate revenue funding to contribute to the Pacific View Arts Center, with the goal for this work plan year to be a list of ideas generated," and said producing ideas (and possibly a stretch goal plan) was the council27s immediate request.

Colette, a Cultural Arts Division staff member, told the commission the limits come from three overlapping constraints: zoning uses that are permitted by right versus those requiring permits, the existing building layout, and the building27s occupancy classification. "So 14 to 19 people per room, and that includes instructors," Colette said when describing room capacities at Pacific View; she added that the Broadcast Suite can hold five people while the adjacent room holds 14 because the suite reduced available floor area.

Colette said some uses that appear permitted on paper (for example, a theatre listed as a permitted use in zoning) still do not work in the center because the current occupancy is "business" rather than "assembly," which allows fewer people. She said bringing the building to an assembly occupancy would require "substantial, expensive and time consuming work" to change fixtures, parking, and other elements.

Commissioners and staff discussed options that could still be feasible under current rules. Colette said one-off permits (single-event permits) exist and could allow limited sales or swap-meet type events, but those require further research about the exact permit type, application time, and potential coastal-development triggers. She advised that any ad hoc or recommendation that calls for conditional use or major permits should also present the additional approvals, timeline and likely costs.

Commissioners asked whether fundraising events could be held at Pacific View. Colette said narrow workarounds exist for short, transient events (for example, open houses where people circulate and doors remain open), but those are limited and described them as a "very small loophole" usable only in narrow circumstances. She recommended other city venues (the library community room or community center) for larger fundraisers.

The commission discussed forming an ad hoc to research revenue ideas. Several commissioners expressed interest in serving on or contributing to such a group, but the commission did not vote to form or appoint members to that specific ad hoc at this meeting. Chair Fox encouraged commissioners to gather ideas independently or via ad hoc work to present at future meetings.

The commission also asked staff to provide or present the underlying zoning and occupancy documentation at a future meeting so members could see which uses are permitted by right, which require permits, and which are prohibited on the Pacific View site.

The discussion closed with staff offering to supply the full council agenda report referenced earlier and to invite the appropriate permitting staff to answer detailed questions about conditional-use and coastal development requirements.