HomeMy WebLinkAbout1985-08-28; Planning Commission; ; SDP 85-08|V 368 - KUBOTASTAFF REPORT
DATE: AUGUST 28, 1985
TO: PLANNING COMMISSION
FROM: LAND USE PLANNING OFFICE
APP CATION SUBMITTAL DATE;U
JUNi. 1 7, 19 85 (Y...J
SUBJECT: SOP 85-8/V-368 -KUBOTA -Request for approval of a site
development plan to develop two office buildings and
approval of a variance to reduce the frontyard setback
from 20 feet to 15 feet on the west side of Pio Pico
Drive between Buena Vista Avenue and Las Flores Drive in
the RP-Q zone.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Land use Planning Manager and
ADOPT Resolution Nos. 2480 and 2481, APPROVING SOP 85-8/V-368,
based on the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION
The applicant is requesting approval of a site development plan
to construct two office buildings on .48 acres located as
described above. A variance has also been requested to reduce
the front yard setback from 20 feet to 15 feet.
The two office buildings are 2,160 square feet and 2,671 square
feet in area. Due to the split level design, the buildings vary
in height from one to two stories. For the most part, the one-
story elevation faces Pio Pico Drive and the two-story elevation
faces the freeway.
The subject property is relatively level and is presently being
used for agriculture. The site is located on a long, narrow
triangle of land located between I-5 and Pio Pico Drive.
Seventeen parking spaces would be located to the rear of the
structures, meeting the parking requirements for an office use.
The subject.property has a zoning designation of RP-Q.
Specifically, this allows for the development of low-intensity
business and professional offices in conjunction with or adjacent~
to residential areas. The "Q" Overlay is intended to allow the/
Commission to impose development standards to further ensure •
compatibility with adjacent existing and proposed projects.
.-
In 1979, the subject lot was part of a site development plan
approval to allow construction of a professional office complex.
The project was never developed and the site development plan
subsequently expired. A dental/medical office building was later
constructed on an adjacent lot under another site development
plan. A second dental building was recently approved by the
Planning Commission on one of the lots covered under the original
site development plan. Three other office buildings have been
erected two blocks south. Land uses adjacent to the site include
the freeway to the west, and single family residences to the
east. A single family residence converted to an office use is
located to the north1 I-5 and Pio Pico converge at the southern
end of the property.
III. ANALYSIS
Planning Issues
1) Is the site adequate in size and shape to accommodate
the proposed development?
2) Is the development compatible with surrounding
development?
3) Will the project create any adverse traffic impacts?
4) Can all the findings, required for approval of a
variance, be made? Specifically:
a) That there are exceptional or extraordinary
circumstances or conditions applicable to the
property or to the intended use that do not apply
generally to the other property or class of use in
the same vicinity and zone:
b) That such variance is necessary for the preservation
and enjoyment of a substantial property right
possessed by other property in the same vicinity and
zone but which is denied to the property in
question,
c) That the granting of such variance will not be
materially detrimental to the public welfare or
injurious to the property or improvements in such
vicinity and zone in which the property is located1
d) That the granting of such variance will not
adversely affect the comprehensive General Plan.
Discussion -SOP 85-8
Staff believes the proposed use is compatible with other office
uses in the area. Office architecture along Pio Pico Drive has
not developed with one dominant style but rather a mixture of
-2-
types including Colonial, Victorian, Spanish and contemporary.
The proposed buildings have a contemporary style of architecture
with strong horizontal elements featuring extensive use of wood
siding accented with bronze-tone glass. Since no architectural
theme has been established for the buildings along Pio Pico
Drive, this design will not violate any prevailing style. Staff
believes it should represent a handsome addition to Carlsbad's
office structure.
If the variance request is approved, all setback and parking
requirements will have been met onsite. A landscaped swale
featuring pedestrian bridges to each building will be located in
the frontyard setback. A patio at the rear of the southernmost
building will provide an outdoor eating area for employees.
Staff had some concern over the six parking spaces proposed
adjacent to Interstate 5. To mitigate the visual impacts from
the freeway, the applicant has agreed to provide a 5 foot
landscaped buffer between the freeway and the parking area.
Fifteen gallon shrubs will be planted, prior to building
occupancy, to visually screen parked cars from the freeway.
As indicated on Exhibit "C", the applicant is proposing to
develop the project in two phases. The southern structure will
be constructed first with adequate parking provided to serve that
facility. The vacant portion will be planted to prevent •
erosion.
Engineering staff has concerns regarding access to this property
and the adjacent property to the north, due to the possible
proximity of driveways. It is engineering policy to establish a
shared driveway/access whenever possible. To ensure that traffic
impacts of this project are kept at a minimum, the applicant will
be required to sign a joint driveway/access agreement with the
property to the north. This means that as development occurs on
the property to the north, the new applicant will be required to
sign the same shared access agreement so that both properties
will share one driveway on Lot B (see Exhibit "1"). Construction
of this driveway will not actually occur until Lot A is developed
with a new office building.
Discussion -variance
As previously stated, the applicant is requesting a variance to
reduce the frontyard setback from 20 feet to 15 feet. Staff
believes all of the necessary findings can be made for approval.
First, the lot is exceptional due to the unusual triangular
shape. This severly constrains the site and reduces the
buildable area.
Secondly, staff believes the variance is necessary to permit the
applicant development of a viable office project, a substantial
property right shared by other properties in the vicinity. As
shown on Exhibit "1", the three other office projects in the area
-3-
all have setbacks of 10 feet or 15 feet along Pio Pico Drive.
This was permitted because the projects front on other streets
and Pio Pico Drive happens to be their street sideyard. The
zoning Ordinance specifies a requirement of 10 feet for a street
sideyard in the R-P zone. These buildings all appear to have
reduced front yards because they face Pio Pico Drive but actually
the 20 foot frontyard setback is on another street.
Because other properties in the area already have a 10 foot or 15
foot setback along Pio Pico, staff does not believe that approval
of the requested variance would be detrimental to the public
welfare or surrounding properties.
Finally, staff believes that granting of the variance would not
adversely affect the comprehensive General Plan. The variance
would allow greater use of the property, better enabling the
applicant to implement the land use specified by the General
Plan.
Overall, staff believes the proposed project meets all
requirements of the R-P zone and that the findings can be made
for approval of a site development plan and the requested
variance. Staff, therefore, recommends approval of SDP 85-8 and
V-368.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and,
therefore, has issued a Negative Declaration on July 27, 1985.
ATTACHMENTS
1) Planning Commission Resolution Nos. 2480 and 2481
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Environmental Documents
6) Exhibit "1"
7) Reduced Exhibits
8) Exhibits "A" -"D", dated July 30, 1985
AML:bn
8/5/85
-4-
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LOCATION MA.
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KUBOTA
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LAS FLORES
(Buena Vlata El9IMl'ltary School)
BUENA VISTA AVE
SOP 85-8
BACKGROOND DATA SHEET
CASE 10: SOP 85-8/V-368
APPLICANT: KUOOI'A -------------
REQUEST AND I.CCATICN: Request for approval of a site developnent plan to deve-
lop two office buildings on the west side of Pio Pico Drive adjacent to
Interstate 5. Also a request for approval of a variance to reduce the front-
yard setback fran 20 1 to 151 •
LEX;AL DESCRIPTICN: Portion of Lat 4, Township 11 South, Range 4 West, Section
31, City of Carlsbad. APN: 156-120-61
Acres .48 Proposed No. of Lats/Units N/A -------------------
GENERAL PLAN AND Z(JITIOO
Lam use Designation o --------
Density Allowed N/A ---~-----Density Proposed N/A
Existing Zone RP-Q -------------Proposed Zone N/A ------------
surrouming zoning am Land use:
Zoning Land Use
Site RP-Q 0
North RP-Q 0
South OS OS
East R-1-7500 RLM
west Freeway Freeway
PUBLIC FACILITIES
carlsbad/
School District• Carlsbad water Costa Real Sewer carlsbad EDU's N/A -------
Public Facilities Fee Agreement, dated June 17, 1985 -------"----------.J ENVIROOMENTAI. IMPACT ASSESSMEN!'
_!_ Negative Declaration, issued ___ J_ul_,y_2_7...,,_19_8_5 ___ _
E.I.R. Certified, dated --------------
Other, ------------------------------
f ....... ~ informatio. i~ ~equired, you wil1 be so a -w.., .. uer
APPLICANT:
AGENT:
MEMBERS:
... .
Jack Y. and Patricia R. Kubota
Name (individual, partnership, joint venture, corporation,. syndication)
P.O. Box 1095, Carlsbad, California.92008
(619) 729-1194
Telephan~ Number -
Robert J~ Royce, -AIA-
2956 Roosev~lt Street,·Suite 3, Carlsbad, California 92008
Businea■ Mdr_•••
(619) 434-6-25-9
Telephone Nmmer
n a
Mame ·(individual, partner, joint.
venture, corporation, synclication)
Busine■a Address
Telephone Number
3~siness Address
Telephone Nclll)er
_;·..,,. .
r-· ... --,
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. .:..: .• . _ .... J!_ ... _: .. ~,:9 -~_,c-,_~_ • ..,,
Home Addrasa
Telephone Humber
Bome Add.res•
Telephone ~umber
Applicant
--!-.•• _,; . : -•• -~ .. !-~ .•... : -•
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DEVELOPMENTAL
SERVICES
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
LAND USE PLANNING OFFICE
Citp of Carl.s&ab
NEGATIVE DECLAP.ATIO-l
PROJECT ADDRESS/LOCATICE: 2585 Pio Pico Drive, west side of Pio Pico
Drive, north of Buena Vista Way.
PRuJECl' DEOCRIPTICN: Construction of bo professional office
buildinas with ~uare footage of 2,671 sq. ft. am 2,160 sq. ft. A
variance is requested to reduce the frontyard setback to 15 ft.
The City of Carlsbad has cornucted an environmental review of the
(619) 438-5591
above described project F,Ursuant to the Guidelines for Implementation
of the California Envirorurental QJality Act aid the Fnvironnental
Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not
have a significant irtpact on the enviror.ment) is hereby issued for the
subject project. Justification for this action is on file in the
Land use Planning Office.
A copy of the Negative DPclaration with supportive a:>crnnents is oo
file in the Laro Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsba:l, CJ... 92008. Canments frcr. the p.lblic are invited. Please
subnit canments in writing to the Land use Planning Office within ten
(10) days of date of issuance.
~'!'ED: July 27, 1985
CASE 00: SOP 85-8/V-368
APPLICANT: Kubota
PUBLISH I:P.TE:
ND-4
5/81
July 27, 1985
ti~•GZ--
I.and Use Planning Manager
,
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