HomeMy WebLinkAbout1982-07-14; Planning Commission; ; SDP 82-01|V 339 - PALOMAR VENTURES.,
DATE:
TO:
FROM:
STAFF REPORT
July 14, 1982
Planning Commission
Planning Department
APPLir-'1:'ION SUBMITTAL DATE:
MAY 11,· '1982
SU.BJECT: SOP 82-1/V-339 PALOMAR VENTURES -Request for
approval of a Site Development Plan and a Variance
for the construction of two office-industrial
buildings at the northwest corner of Palomar
Airport Road and Avenida Encinas in the P-M-Q Zone.
I. PROJECT DESCRIPTION
The applicant is requesting approval of a Site Development Plan
and variance for the construction of two office-industrial
buildings located as described above. The buildings will be
located on an irregularly shaped 4.27 acre parcel. The site is
relatively flat and covered with weeds at the present time. The
property immediately to the south of the subject property
consists of a steep slope going up to Palomar Airport Road.
This slope makes it impossible to gain vehicular access to the
site from Palomar Airport Road. The Burrough's Corporation is
located to the north and the property to the south is vacant,
however, it is zoned for industrial uses. The property to the
east is vacant while the A.T. and S.F. Railroad right-of-way is
located to the west.
The two proposed buildings will have a combined area of
approximately 68,222 square feet. These two buildings will be
tilt-up buildings witha maximum height of 28 feet. The
applicant is proposing to provide 250 parking spaces with a
ratio of one parking space for every 272 gross square feet of
building area.
The applicant is requesting a variance to reduce the required
street side yard setback along the southerly property boundary
from 30 feet to 2 feet. As shown by Exhibit F, the southerly
boundary of the property is located at the bottom of a steep
slope leading up to Palomar Airport Road. This property line is
setback approximately 60 feet from the existing curb line of
Palomar Airport Road. An additional 30 foot setback would
result in a 90 foot setback from Palomar Airport Road.
II. ANALYSIS
Planning Issues
1. Is the site adequate in size and shape to accomodate
the proposed use?
2. Is the development compatible with the surrounding
development?
3. Can the four mandatory findings for approval of a
variance be found in this case which are as follows:
a. Are there exceptional or extraordinary
circumstances applicable to the property that do no
apply to other property in the vicinity?
b. Do other properties in the vicinity share a similar
right which is denied to this property?
c. Will this variance adversely affect the
comprehensive General Plan?
d. Will this variance be detrimental to other
properties in the vicinity?
DISCUSSION
Site Development Plan
Staff feels that the site is adequate in size and shape to
accomodate the proposed use. As shown by Exhibit A, 250 parking
spaces will be provided on-site resulting in a parking ratio of
one space for every 272 gross square feet of building area.
The P-M Zone only requires one parking space for every 400 gross
square feet of floor area.
Access to the site will be provided by two driveways off of
Avenida Encinas. The internal driveway system will provide
adequate access to all of the loading areas and parking spaces.
The buildings have been located so that they will not intrude
into the 20 foot sewer easement which bisects the property.
Other than the requested reduction of the street side yard
setback this project complies with all of the landscape setback
requirements of the P-M Zone.
The proposed office-industrial buildings will be compatible with
the existing and future uses in the area. As mentioned
previouly most of the surrounding properties have been developed
or designated for development with industrial uses or large, low
volume commercial sales.
VARIANCE
As mentioned previouly, the applicant is requesting a variance
to reduce the street side yard setback adjacent to Palomar
Airport Road from 30 feet to 2 feet. Staff feels that there are
extraordinary circumstances applicable to this property that
justify the requested side yard reduction. The intent of the 30
foot street side yard setback is to provide a landscape buffer
along the street frontage. As shown by Exhibit F, the southerly
property line of this lot is located at the bottom of a slope
leading up to Palomar Airport Road. This slope has a height of
25 feet and a width of 60 feet from the edge of Palomar Airport
Road to the southerly property line of this site. A 30 foot
-2-
setback on top of this would result in a 90 foot side yard
setback. Due to the elevation of Palomar Airport Road above the
site, much of landscaping in that area would not be visible to
traffic on Palomar Airport Road. The Engineering Department has
informed staff that it is doubtful that this portion of Palomar
Airport Road will ever be widened. Staff feels that if the
applicant plants the existing slope with eucalyptus trees and
other drought tolerant species, a more then adequate landscape
buffer for traffic along Palomar Airport Road would be created.
Staff does not know of any other properties in the vicinity that
are required to provide a 90 foot side yard setback from an
existing street, that probably will not be widened in the
forseeable future. As mentioned previously, due to the unusual
topography adjacent to this site much of the landscaping within
that 90 foot area would not be visible to passing motorists on
Palomar Airport.
In addition, this site is bisected by a twenty foot wide sewer
easement which put constraints on the location of buildings on
this site. This easement made it necessary to develop this site
with two smaller buildings rather then one large, centrally
located building. Staff is not aware of any other properties in
the vicinity that have a similar constraint.
The approval of this variance will not adversely impact the
comprehensive general plan nor have a detrimental effect on
other properties in the vicinity. Staff feels that approval of
this variance will not set an undesirable precedent due to the
unusual topography in the vicinity of the subject property.
In summary, staff feels that the site is adequate in size and
shape to accomodate the proposed use and that the proposed use
will be compatible with existing and future uses in the
vicinity. In addition, staff feels that the four findings
necessary to grant a variance can be made and recommends
approval of the requested site development plan and variance.
III. 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 June 28, 1982.
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Planning Director and ADOPT
Resolutions Nos. 1984 and 1985 approving SDP 82-1 and V-339
based on the findings and subject to the conditions contained
therein.
-3-
ATTACHMENTS
1. PC Resolutions Nos. 1984 and 1985
2. Location Map
3. Background Data Sheet
4. Reduced Exhibits
5. Environmental Documents
6. Exhibits "A" -"E" dated June 1, 1982
MH/bw
7/2/82
-4-
CASE NO.SOP-82-1/V-339 ----
APPLICANT ~LOMARVENTJ.JRES
BACKGROUND DATA SHEm'
C.ASE NO: V-339/SDP 82-1
APPLICANT: PAI£1-1AR VENI'URES
REQUEST AND LOCATION: Approval of a site development plan and a variance for
a side yard reduction to allow construction of two buildings on the northwest
corner of Palomar Airport Road and Avenida Encinas.
I.EX;AL DESCRIPTION: All of that portion of Lot "H" of Rancho Aqua Hedionda
according to Map 823 filed N::>vernber 16, 1896. APN: 210 -170 -04
Acres 4.27 -------Proposed No. of Lots/Units ---------1
GENERAL PLAN AND ZONI~
Land Use Designation P-I
Density Allowed N/A Density Prq>osed N/A
Existing Zone P-M-Q Proposed Zone N/A
Surrounding Zoning arrl Larrl Use:
Zoning Land Use
Site P-M-Q Vacant
lt>rth P-M Industrial
South P-M Vacant
East C-2,R-A-10,000 Vacant/Gas Station
West R-A-10,000 Railroad
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbcrl EDU's -----
Public Facilities Fee Agreement, dated __ Ma__.y ____ 2_4..,_,_1_9_8_2 __________ _
ENVIRCR1ENl'AL IMPACT ASSESSMENI'
X Negative Declaration, issued June 28, 1982 ___ ..,__ _______ _
E.I.R. Certified, dated --------------
other, --------------------------------
..
1\.PPLICAN'l':
AGENT:
MEHBERS:
~ Palomar venture
Name (individual, partnership, joint venture, co~poration. syndicatio~)
31877 Def Obispo, Suite 211; San Juan Capistrano, CA. 92675
Business Address
(714) 493-2222
Telephone Numl:ler •
Newport Nati9nal Corporation
Name
. . 31877 Del Obispo,· Su'i te 211, San Juan Capistrano, CA. 92675
Business Addr_es.'?
• ( 714} 493..:.·2222
Telephone Number
i.M. -B~usse~u, general partner ------------------Name •(inqividual, partner, joint~ . Home 11.ddress
venture, corporation.,.. syndication}
31877 Del ribispo,·suite 211, San·Juan Capistrano, CA. 92675
Business Address
(714) 493-2222
Telephone NtObar ~elephone Nuraber
n. Keet Dahlke.
Home Address.
31877 Del Obispo, Suite 211 San Juan Capistrnao, CA. 92675
3·.1siness Address
(714) 49-3-2222
~elephone-Nt!2her
Donald P. Shiley • P. o. Box 207, Pa Lima Valley, CA. .. 92061
(Attach more sheets if necessary}
I/We decla:::-e ur.de~ per?alty of perjury that the infonr.ation contained in this dis-
closuce is true and correct and that it will remain true and _correct. and r,1ay be·
rel ice upo.1 as b~ing true and correct until z::nended.
DEVELOPMENTAL
SERVICl;S
D Assistant City Manager
(714) 438-5596 •
D Building Department
(714) 438-5525
D Engineering Department
(714) 438-554~
D Housing & Redevelopment Department
3096 Harding St.
(714) 438-5611
Qtitp of. el:arl~bab
D Planning Department
(714) 438-5591 PUBLIC NOI'ICE OF PREPARATION·
• ~E TAKE NOrICE:
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
'!be Planning Department of the City of Carlsbad intends to prepare a
·Negative Declaration for the following project:
Project Description: Site development plan and variance to construct
two tilt~up buildings with a canbined area of approximately 68,222
square feet. Construction of the proposed.buildings will require
approximately 500 cubic yards of grading. •
Project a:ldress/Location: Northwest corner of the intersection of
Avenida Encinas and Palomar Airport Road.
Anticipated significant impacts: None
we need to knCM your ideas about the effect this project might have
on the environment and your suggestions for ways the project could be
revised to reduce or avoid any significant environmental damage.
Your ideas will help us decide what issues to analyze in the environ-
mental review of this project.
Your canrnents on the environmental irrpact of the proposed project may
be sul:mitted in writing to the Planning Department, 1200 Elm Avenue,
Carlsbad, CA 92008, no later than June 29, 1982. C
DATED: June 9, 1982 • • ~
. CASE NO: &>P 82-1/V-339
. APPLICA.""1'1': PAL01AR VENTURES
• PUBLISH DATE: June 12, 1982
. JAMES C. HAGAMAN
Planning Director
ND 3
5/81
----~. ~
DEVELOPMENTAL
SERVICES
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
D Assistant City Manager
(714) 438-5596
D Building Department
(714) 438-5525
D Engineering Department
(714) 438-5541
D Housing & Redevelopment Department
3096 Harding St.
(714) 438-5611 I Planning Department
(714) 438-5591
Citp of Carlibab
NEGATIVE DECLARATION
PIOJECT ADDRESS/LOCATION: N:>rthwest corner of Avenida Encinas and
Palanar Airport Road
Pro:TECT DESCRIPTIOO: Site development plan and variance to construct
two tilt-up buildings with a C'Ol'Obined area of approximately 68,222
square feet. Construction of the proposed buildings will require
approximately 500 cubic yards of grading.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for Implementation
of the California Environmental Quality Act and the Environmental
Protection Ordinance of the City of Carlsbad. As a result of said 1
review, a NE~ative Declaration (declaration that the project will not
have a significant L-ctpact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
Planning Department.
A COFJ of the Negative Declaration with supportive documents is on
file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad,
CA. 92008. Comments fran the public are invited. Please sul:::mit
canments in ·writing to the Planning Department within ten (10) days of
date of issuance.
DATED: June 28, 1982
CASE NO: SDP 82-1/V-339
APPLICANT: PALOMAR VEN'IURES
PUBLISH DATE: June 30, 1982
ND-4
5/81
Land Use Plaming Manager
'
Applican~:
Address bf Applic~mt:
FEE $100.00
RECEllYl' :-.:o:
ENVIRO\~Il:NTJ\L U.!Pt\CT ASSESS:\Il:NT-FORN -Part I
(To be Completed by APPLJCl\;";T)
CASE NO:
DATE:
31877 OeJ Cbispp, SQite 211
San Juan Capistrano. CA, 92675,
Phone Nu.inber: (714) __ 4=9._3....,-_.2...,2 .... 2 .... 2 ______ _
Name, address and phone number of person to be contacted (if other than Applicant):
I
Jer~)[ McKee
i
GENERAL / Ir,.'FQR.\t\TION: r-
Description of Project: (2) Two story concrete tilt-up jndustri aJ
b~i ldings. •
Projpct Location/Address:
Asscssdr Pm·ccl Number: 210 170 04
Zone· of Subject. Property: PM (Q)
Proposed Use of Site: Industrial / R&D --------------------------
I •
List nll other npplicablc·npplications rrl:itcd to this project:
cbastal land use permjt
Variance
---------··-----
-----·----------.. ---------· .. --
Nil l •
• T.NVIRON>iENTJ\L IMPACT ASSESSMJ:I\1T fOT~M Part II
(To Be Completed By: TI!e
PLANNING DEPJ~~1i!Ei\1')
• CASE NO. S/Jfl--$)-J /l/-33f_
• DATE: -~ /rig:')_:
I. BACKGROill\1D
1. APPLICANT: /J ~-1 l"1 t:, -r ---------------------------
2. ADDRESS At"'ID PHONE ~1.JJ\IBER OF APPLICANT: --------------
~ 11/. -'~ftt~·,N'. l'4');15fy'1,,Vu·.·· l"". ·.r.;t 7 s--~-··: 1-j.fj-J ').)J___
T . I
· 3. DATE OIECKLIST SUTh\JI'ITED:. 5/·) ·1/ /8 2.:_ .•••••..•••
II. ~ ENVIR00.">!B-.1'fAL IMPACTS
(EXPLANATlONS OF ALL AFFIRMATIVE A~SWERS ARE TO BE WRITTEN UNDER
Section 111 -DISCUSSION OF rJNIROl\:"\lfu1TAL EVALUATION)
1. • ·Earth Will. the proposal have signi-
ficru~~ ·Tesults in: •
a. Unstable earth conditions or in
changes in geologic substructures?
b. Disruptions, displacements, com-
paction or overcovering of the soil?
c. Change in topography or ground
surface relief features?
d. The dcstructfon, covering or
modification of nny unique geologic
or physical features?
e. Any increase in wind or water
erosion of soils; ei thcr on or off
thc•sitc?
£. Changes in deposition or ero-
sion of· bc·ach sands, or changes
in silt~tion, deposition.or erosion
which ri1~y modify the channel of a .
river or stream or-the bc<l of the
occ.in or .my bay, inlet or lake?
•
• ·yes
..
• Maybe
. \
I I It t ,
• 'No·
.. i
··2-_
··1
.... x
ND 2
7.. Air: Will the proposal have signi-·
results in:
3.
a. Air.emissions or deterioration
of ambient.air quality?
b. The creation of objectionable
odors?
c. Alteration of air movement,
mositurc or temperature, or any
change in climate, either locally
or regionally?
Water: Will the proposal have sigi-
Iicant results in:
a. Changes in rurrcnts , oI; the
course or direction of water move-
ments, in either marine or fresh
waters?
b. Changes in absorptio~ rates,
• drainage pattcn1s, or the rate and
amount of surface water runoff?
c. Alterations to the course or
flrnv of flood waters?
d .. Change in the amount of sur-
face water in any water body?
e. Discharge into surface waters,
or in any alteration of surface
. water quality, including but not
limited to temperature, dissolved
oxygen or turbidity?
£. Alteration of thc·direction
or rate of flow of groi.md waters?
g. Change in the quantity of
groun<l w::iters, either through
• direct additions or ,.,,i thdraw:ils,
or through interception of an
aquifer hy cuts or excavations?
b. Reduction jn the amount of
,-.rater othcn-.,ise ::ivailablc for
~public water supplies?
Yes Maybe No
_j_
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_i_
·x
····x
. \ .
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·.,,.. .. .,-·
4. Plant Life. Will the proposal have signi-
ficant results m:
a. Change in the diversity of
species, or:, ntm1bers of any species
·or plants (including trees, shrubs,
grass, crops, microflcra and
aquatic plants)?
b. Reduction of the numbers of
any unique, rare or endangered
species of plants?
• c. Introduction of new .species
of plants into an area, or in a
barrier to the normal replenish-
ment of existing species?
d. Reduction in acreage of any
~gricultural crop? .
5. • ·Animal Life. . Will the proposal have signi-
ficant results in:
a, Changes in the diversity of
species, or numbers of any species
of animals (birds, land animals
includjng reptiles, fish and shell-
fish, bcnthic organisms, insects or-
microfauna)?
b, Reduction of the numbers of
• . any unique, rare or endangered
species of animals?
c. Introduction of new species
of animals into an area, or result
in a barrier to the migration or
moVC-'111cnt of anjm,:ils?
d. Deterioration to existing
fish or wildlife habitat?
6, • 'Noise, Will the proposal signi ..
Iicantly increase existing noise
levels?
7, • ·!~ir,ht nncl mare. Will the pro-
posal s1gnincantly produce new
• llght or glnrc?
s. Lnncl Use. Will the proposal have
s:igiuT:fc~mt rcslll ts in the al tcration
of the present or planned lnml use of
nn area?
-
·yes No
,;
·L
I .. _i_
. \
_J_
9. Natural Resources. Will the pro-
posal have significant results in:
a. Increase in the rate of use
of.any natural resources?
b. Depletion of any nonrenewable
natural resource?
10. Risk of Upset. Does the proposal
involve a significant risk of an
explosion or the release of haz-
ardous substances (including, but
not limited to, oil, pesticides,
·chemicals or radiation) in the
event of an accident or upset
conditions?
11. • Population. Will the proposal
significantly alter the location,·
distribution, density, or growth
rate of the human population of
an area?
12. Housing. Will the proposal signi-
ficantly affect existing housing,
or create a demand for additional
housing?
13. • ·Ttartsporta tion/ Circulation. Will
the proposal have significant re:--
sults in:
a. Generation of additional
vehicular movement?
b, Effects on existing parking
facilities, or demand ,for new
parking?
c, Impact upon cxist"ing trans~
portation systems?
d, Alterations to present
patterns of circulation or move ..
111cnt 0£ people and/or,goo4s?
e, Alterations to waterborne,·
,:rail or air traffic?
£, Incrcnsc in trnffic hn7.nrds
to motor vehicles, bicyclists or
pedestrians?
• '•4a
Yes Maybe No
···_.... ":.$-
··+
• IO,. I ,. .... y
-,;-
..
..
--
14. Puhl ic Services. • Will the pro-
Pf?Sal have a significant effect
upon, or have significont results
in the need for new or altered
governmental s~rvices in any of
the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational
facilities?
e. Maintenance of public facili-
ties, including roads?
f; Other govenunental services?
15. • -E1;erg_y. Will the .:proposal have
significant results in:
a. Use of substantial amounts of
fuel or energy?
·b. Demand upon existing sources
of energy, or require the develop-.
ment of new souTces of energy?
16. • Utilities. Will the proposal fo~ve·
sjgnificant results in the need for
new systems, or alterations to the
following utili ti cs:
a. Power or natural gas1
b, Communications systems?
c. Water?
d. Sewer or septic tanks7
c, Storm watc_r drainage?
£ .. Solid waste nnd disposal7
17~· lhunan llcnlth. Will the proposnl
havc~g11T:iITcant rc-sul ts in the·
creation .or :my lwalth haz:ird or
potential hca l th ha::nnl (c.'xcluding
Ji1entnl health);
Yes· Maybe No
•
···x
.....
-.. • ....
•'
..
-
• Yes Maybe No
18. Aesthetics. Will the proposal have
significant results in the obstruc-
tion of any scenic vista or view
open to the public, or will the pro-
posal result in the creation of an
aesthetically offensive site open
to public view?
19. Recreation. Will the proposal have
s1.gn1.ficant results in the impact
upon the quality or quantity of
existi~g recreational opportunities? ..
20 .. Archeological/Historical. Will the
proposal have significant results
in the alteration of a significant
aTcheological or historical site,
• structure, object or building?
21. mALYZF VJABLF. ALTER\JATIVFS TO 11-JE PROPOSE) PROJFCT SUCH AS:
a) PHA~ED. DI::.'\:ELO~>lE\T OP THE PROJECT; b) .ALTER'l..A1t SITE
DESIGNS; c) ALTI:P->li'\TE SCALE OF DEVELOR-lEi'\:'T; d) ALTERi\J\TE
USES FOR 11-IE SITE; c) DEVELOPMENT AT SOME FU1URE TIME RA1l:'FR
THA,l\J NOW; f) ALTER\lATE SITES FOR TI-IE.PROPOSED l)SE; g) NO
PROJECT ALTE~'xATIVE.
/1//1
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· 22. MANDATORY FINDINGS OF SIGNIFICA1~CE.
a) DOES nm PROJECT HI\.VE 11-m POTEN-·
TIAL TO DEGRADE 1HE QUALITY OF
'IHE ENVIROM\ffi'ff, OR CURTAIL TI-IE
DIVERSITY IN TI-IE ENVIRONMENT?
b) DOES TI-IE PROJECT HAVE nm POTEN-
TIAL "'O ACHIEVE SHORT-TERM, 10
'IHE DISADVluVl1\GE OF LONG-TER.\1,
ENVIRO~IEi\ffAL GOALS? (A SHORT-
TERM Il\!PACT ON TI-IE ENVIRO?-~IEi'ff
IS OI\1E WHICH" OCCURS IN A RE-
LATIVELY BRIEF, DEFINITIVE
PERIOD OF TIME \'i1-UbE LONG-TERM
IMPACTS WILL El\1DURE WELL INTO
TI-IE FlrIURE. )
c) OOES 1HE PROJECT HAVE IMPACTS
WHICH ARE INDIVIDUALLY LIMITED,
BUT CUMULATIVELY CONSIDERABLE?
• (A PROJECT MAY IMPACT ON TWO
OR :MORE SEPARATE RESOURCES
WHERE 1lIE H!PACT ON EAG-I RE-
SOURCE IS REL.\TIVELY S,t-\LL,
BUT WHERE THE EFFECT OF TIIE
'IDTAL OF 11-IOSE IMPACTS ON THE
• • ENVIRONvl11'11.JT IS SIGNIFICANT.)
d) DOES TI-IE PROJECT H\VE ElWIRON-
MEtffAL EFFECTS l\1-UCH WILL
CAUSE SUBSTA1YfI.AL ADVERSE
EFFECTS ON HlThll\N BEINGS,
EITI-IER DIRECTLY OR INDIRECTLY?
III.· DISCUSSION OF ENVIROr&1ENTAL EVALUTION
Yes Maybe No
X
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kl-✓~/. '(' C: V.i' YI q / A y c-t' /.
..
DISCUSSI0~1 OF ENVIRONMENTAL EVALU/\TION (Continued)
•
,;
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·.
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•
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IV. DTITERMIN!\TION. • (TO DE COMPLETED BY TIIE PLANNING DEPARTMENT)
On the basis of this initial evaluation:
j_ I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECI.ARATION will
be prepared. --
I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because. the mitigation
measures described on an attached sheet have been added
to the project. A conditional negative declaration will
will be prepared.
J £ind the proposed project MAY have a significant effect
on the environment, and an ENVIRO~IENTAL IMPACT REPORT
is required. . ..
;
~-Q~.~~
Signature
V. MITIGATING MEASURES (IF APPLICABLE)
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tP.ROJECT STATISTICS I
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