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HomeMy WebLinkAbout2006-05-17; Planning Commission; ; CT 05-21|PUD 05-17 - GREYHAWK BUSINESS PARKTh.!ty of Carlsbad Planning Department • A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 17, 2006 ItemNo. 0 Application complete date: December 14, 2005 Project Planner: Jessica Galloway Project Engineer: Clyde Wickham SUBJECT: CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK -Request for approval of a Tentative Tract Map and Non-residential Planned Development Permit to subdivide a 13.98 acre site developed with 28 buildings totaling 203,808 square feet into 28 airspace non-residential units on property generally located along the north side of Palomar Airport Road and east of Eagle Drive in Local Facilities Management Zone 18. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No 6084 and 6085 APPROVING CT 05-21 and PUD 05-17 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The development proposal is a request for Planning Commission approval of a Tentative Tract Map and Non-residential Planned Development Permit to subdivide a 13.98-acre site located in the Planned Industrial (P-M) zone. The proposal is to create 28 airspace non-residential condominiums on Lot 5 of the Palomar Forum. The project site is presently under construction as an industrial complex under one ownership. As designed and conditioned, the project is in conformance with all City standards and staff is recommending approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is proposing to subdivide Lot 5 of Carlsbad Tract 99-06 into 28 airspace non- residential units. Planned Industrial Permit (PIP 05-01) for Lot 5 in the Palomar Forum was previously processed and approved by the Planning Director on September 9, 2005. Required parking spaces, employee eating areas, loading/delivery areas and refuse collection areas were reviewed prior to the issuance of a Planned Industrial Permit for the 28 buildings. The 28 buildings are currently under construction. The project is consistent with the requirements of the P-M zone. Environmental compliance is established by a Mitigated Negative Declaration and Addendum, and Mitigation Monitoring and Reporting Program (GPA 01-07/ZC 01-06/CT 99- 06/HDP 99-03/PIP 01-03) which was approved by the Planning Commission (Resolution 5031) on October 17, 2001 and adopted by the City Council (Resolution 2001-352) on December 4, 2001. The project site is designated for Planned Industrial development. Within the City of Carlsbad, Lot 5 is surrounded by the Carlsbad Raceway project to the north, Palomar Forum Lots 6 and 7 -CT 05-21/PUD 05-17-GREYHAWK BUSINESS PARK May 17, 2006 Page2 to the west, and residential to the south. Commercial development exists to the east of the site within the City of Vista. The airspace subdivision will include 12 single-story industrial units ranging in size from 4,032 square feet to 5,625 square feet, and 16 two-story units ranging in size from 6,000 square feet to 13,300 square feet, with a total building area of 203,808 square feet. The project is m conformance with the PI General Plan designation as well as the P-M Zoning designation. The project is located within the boundaries of the McClellan-Palomar Airport Influence Area and therefore is subject to the McClellan-Palomar Airport Comprehensive Land Use Plan. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan -Planned Industrial (Pl) Land Use designation; B. Planned Industrial (P-M) Zone (Municipal Code Chapter 21.34); C. Non-Residential Planned Developments (Municipal Code Chapter 21.47); D. Subdivision Ordinance (Municipal Code Title 20); E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP); and F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 18 Local Facilities Management Plan. G. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 18 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. GENERAL PLAN The project site has a Planned Industrial (Pl) General Plan Land Use designation. Consistent with General Plan Land Use Element policies, the proposed project has been designed to: (1) be compatible with surrounding industrial, commercial and residential uses and Palomar Airport, (2) provide the necessary Circulation Element roadway improvements (improvements to Palomar Airport Road and construction of Melrose Drive along the project's frontage), (3) provide a trail along the western edge of the project to connect to a future public trail system (4) provide lots with adequate area for parking, loading, storage and recreational/open space areas to meet the operational need of the development, (5) adequately screen from view any mechanical equipment, loading and storage areas, and (6) include a wildlife corridor (1.7 acres) to minimize encroachment of development into environmental areas. The allowable PI land uses include manufacturing, warehousing, storage, research and development, office, and utility uses. The project complies with all of the elements of the General Plan as shown in Table A below. e CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK May 17, 2006 Pae 3 TABLE A -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & CLASSIFICATION, IMPROVEMENTS GOAL, OBJECTIVE ORPROGRAM Land Use Site is designated for Industrial/warehouse/ office industrial uses. buildings. Noise Utilize noise standards The project is located contained in the Noise outside the 60 dBA CNEL Guidelines Manual. noise contour of Palomar Airport. Circulation Require new development All roadways and to construct roadway improvements exist and no improvements needed to additional improvements serve proposed are required. development. Parks Payment of non-The project was previously residential park fee. conditioned to pay the non- residential park fee with the approval of PIP 05-01. Public Safety Provision of emergency All necessary water mains, water systems and all-fire hydrants and weather access roads. appurtenances must be installed prior to occupancy of any building and all-weather access roads must be maintained throughout construction. B. Planned Industrial (P-M) Zone COMPLIANCE Yes Yes Yes Yes Yes The proposed industrial lots are permitted in the P-M zone. The proposed subdivision of the subject property is consistent with the specific standards for industrial subdivisions, and with the City's Subdivision and Non-residential Planned Development Ordinances as discussed in the staff report. As summarized in Table B below, the project does comply with all standards of the P-M zone. TABLE B -P-M DEVELOPMENT STANDARDS COMPLIANCE STANDARD REQUIRED PROPOSED Permitted Uses Research, Manufacturing, Service Industries, Warehousing, and Administrative and Professional Office Industrial, Warehouse, and Office Uses • CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK May 17, 2006 Page4 TABLE B -P-M DEVELOPMENT STANDARDS COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Lot size minimum One acre minimum 13.99 acres Setbacks Fronting Prime Arterial -50' Palomar Airport Road 50' Fronting Local Street -35' 35' average along local streets average Interior Side Yard -10' 10' interior side yard Rear Yard -20' 20' rear yards Parking requirement Required: 466 spaces provided 76% Office: 1 space/250 sf 366 office spaces 145 Compact Spaces 24% Manufacturing: 1 space/400 204 manufacturing spaces sf 31 Warehouse spaces Total provided: 611 Warehouse: 1 space/1,000 sf 601 Total 25% compact spaces allowed Site coverage 50% of gross lot area 26% of gross lot area Employee eating area: 12,240 square feet required 12,707 square feet provided 300 sf of employee eating area per 5,000 sf of building area C. Non-Residential Planned Development The intent and purpose of the Non-Residential Planned Development regulations are to: 1. Ensure projects develop in accordance with the General Plan and applicable specific plans; 2. Provide for non-residential projects which are compatible with surrounding development; and 3. Provide a method to approve separate ownership of planned development lots. The proposal to create non-residential airspace condominium units that do not have direct access from a publicly dedicated street necessitates that a Non-Residential Planned Development Permit be processed to supplement the proposed Tentative Map (CT 05-08). The 28 condominiums will share common driveway access, parking areas, and outdoor eating areas which will be commonly maintained by an owners association. The project complies with the General Plan and Zoning standards as addressed in the discussion above. The subdivision, by nature of the industrial/warehouse/office uses, will not be detrimental to the health, safety or welfare of the surrounding occupants of the area and the industrial/warehouse/office use is similar to adjacent uses. No modifications to the development standards are required to protect public health, safety, and general welfare. There are no size nor configuration standards for non-residential planned development units beyond those imposed as a part of the permit, except that they shall be reasonable as to the intended use and relation to the project. • CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK May 17, 2006 Page 5 D. Subdivision Ordinance The Engineering Department has reviewed the proposed tentative map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. Palomar Airport Road is a publicly dedicated roadway and no additional improvements or dedication of streets is required. All infrastructure improvements including frontage and project-related roadways and the extension of existing drainage and sewer facilities are being installed concurrent with development. General utility and access easements and water/reclaimed water easements will be dedicated with recordation of the final map. E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP) The project site is located outside the 60 CNEL noise level contour and within the Airport Influence Area identified in the McClellan-Palomar Airport Comprehensive Land Use Plan. The office/industrial development is considered to be a low-intensity development that does not involve assemblages of large groups of people, and therefore is a compatible use. F. Growth Management (LFMP Zone 18) The proposed project is located within Local Facilities Management Plan Zone 18. An application for amendment to the Local Facilities Management Plan for Zone 18 accompanied applications that were processed for the Carlsbad Raceway (CT 98-10/LFMP 87-18(B)). This LFMP amendment analyzed all facility impacts to ensure that all facilities will be provided prior to or concurrent with need pursuant to the facilities performance standards of Growth Management. G. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 18 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the Table below. GROWTH MANAGEMENT COMPLIANCE C. STANDARD IMPACTS COMPLIANCE City Administration NIA Yes Library NIA Yes Waste Water Treatment 114 EDU Yes Parks NI A ( conditioned with PIP 05-01) Yes Drainage 5.2 CFS Yes Circulation 1,212 ADT Yes Fire Station No. 5 Yes Open Space NIA NIA Schools NIA Yes Sewer Collection System 114 EDU Yes Water 46,924 GPD Yes • CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK May 17, 2006 Page 6 V. ENVIRONMENTAL REVIEW The Planning Director has determined: a. That the project is a project for which a Mitigated Negative Declaration was previously adopted [15162]. b. This project is consistent with the project/plan cited above; c. Mitigated Negative Declaration and Addendum and Mitigation Monitoring and Reporting Program GPA 01-07/ZC 01-06/CT 99-06/HDP 99-03/PIP 01-03-Palomar Forum was adopted in connection with the prior project or plan; d. The project has no new significant environmental effect not analyzed as significant in the prior Mitigated Negative Declaration; e. None of the circumstances requiring a Subsequent Mitigated Negative Declaration or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist. ATTACHMENTS: 1. Planning Commission Resolution No. 6084 (CT 05-21) 2. Planning Commission Resolution No. 6085 (PUD 05-17) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impacts Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Full Size Exhibits "A" -"H" dated May 17, 2006 SITE MAP • N NOT TO SCALE Greyhawk Business Park CT 05-21, PUD 05-17 -BACKGROUND DATA SHEET CASE NO: CT 05-21/PUD 05-17 CASE NAME: Greyhawk Business Park APPLICANT: Greyhawk Associates REQUEST AND LOCATION: Request for approval of a Tentative Tract Map and Non- residential Planned Development Permit to subdivide a 13.98 acre site developed with 28 buildings totaling 203,808 square feet into 28 airspace non-residential units on property generally located along the north side of Palomar Airport Road and east of Eagle Drive in Local Facilities Management Zone 18. LEGAL DESCRIPTION: Lot 5 of Carlsbad Tract 99-06, in the City of Carlsbad, County of San Diego, State of California, according to the Map thereof No. 14831 filed in the Office of the County Recorder of San Diego County, June 29, 2004 as file No. 2004-0606935 of official records. APN: 21-015-02 & 06 Acres: 13.99 Proposed No. of Lots/Units: _2~8=un=1~·ts~------- GENERAL PLAN AND ZONING Existing Land Use Designation: =-Pl=ann=e=d;:...:I=n=d=us=tr=i=al:.....,(-=-P-=-I:;.L.) _____________ _ Proposed Land Use Designation:N =-"--'I A'-=-------------------- Density Allowed: =-N""""/ A'-"--------Density Proposed: =-N:.:....:/ A:..:_ _________ _ Existing Zone: Planned Industrial (P-M) Proposed Zone:N =-:.:....:/ A'-"------------- Surrounding Zoning, General Plan and Land Use: Zoning Site P-M North P-M South P-C East City of Vista West P-M General Plan P-I P-I Residential Medium (RM) City of Vista P-I Current Land Use Vacant Carlsbad Raceway Business Park Open Space, SF & MF Homes Commercial Light Industrial & Office LOCAL COASTAL PROGRAM Coastal Zone: D Yes IZI No Local Coastal Program Segment: ____ ,::_N:.:....:/ A'-"----- Within Appeal Jurisdiction: D Yes IZI No Coastal Development Permit: D Yes IZI No Local Coastal Program Amendment: D Yes IZI No Existing LCP Land Use Designation: NIA Existing LCP Zone: =-N:.:....:/ A=----- Proposed LCP Land Use Designation:N =---=/A-=---- Proposed LCP Zone: =-N~/ A~-------- Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified and San Marcos Unified Water District: Carlsbad -=-==-==----- Sewer District: Carlsbad ~~~------------------------ Equivalent Dwelling Units (Sewer Capacity): -=-1 =--14-'--E=D=---=U=s _____________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, _____________________ _ ~ Negative Declaration,,--==a=d=op=t=e=d-=D:....=e=ce=m=b-=-e=r_4:..,_, -=2-=-00"--'1=----------------- D Certified Environmental Impact Report, dated ______________ _ D Other,, ___________________________ _ Revised O 1/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: CT 05-21/PUD 05-17 -GREYHA WK BUSINESS PARK LOCAL FACILITY MANAGEMENT ZONE: ll_ GENERAL PLAN: Planned Industrial (P-M) ZONING: Planned Industrial (Pl) DEVELOPER'S NAME: _G~re_y_ha_w_k_A~ss~o_ci_at~e~s _______________ _ ADDRESS: 1420 Bristol Street Suite 100, Newport, CA 92660 PHONE NO.: 949-752-2066 ASSESSOR'S PARCEL NO.: 221-015-02 and 221-015-06 QUANTITY OF LAND USE/DEVELOPMENT : =13~.9""""9~a=c=re=s __________ _ A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 114 D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = 5.2 CFS Identify Drainage Basin = D F. Circulation: Demand in ADT = 1 212 G. Fire: Served by Fire Station No. = 5 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU 114 K. Water: Demand in GPD = 46 924 • City of Carlsbad I RE•,.; •• ,,!I ·l4·tta i,,,a,,. DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, finn, co-partnership, joint venture, association, social club, fraternal organization! corporation, estate, trust, receiver, syndicate, in this and any other county, city and county; city municipality, district or other political subdivision or any other group.or combination acting as a unit" Agents may sign this document; however, the legal name and-entity of the applicant and property. owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the-· names, title, addresses of all individuals owning more than 10% of the shares. IF--NO INDNIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (NIA) IN TIIE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Bill Hofman Title President Address 5900 Pasteur Court, Suite 150 Carlsbad, CA 92008 2. OWNER (Not the owner's agent) Corp/Part Hofman Planning Associates Title Consultant Address 5900 Pasteur Court, Suite 150 Carlsbad, CA 92008 Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal owners_hip (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corp.oration or partnership, include the names, title, addresses of all individuals owning more than IO¾ of the shares. IF NO INDIVIDUALS OWN MORE TIIAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLEr(N/A) IN THE SPACE BELOW. If a publicly- , owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. ____________ _ Title ___________ _ Address ________ ,__ __ Corp/Part Greyhawk Associates, a CA corp Title F Address 1420 Bristol Street North, Suite 100, Newport Beach, CA 92660 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 @ (. 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (I) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the nQn-profit organization or as trustee or beneficiary of the. • .. r. ·-· • . . ... -:-~ Non Profit/Trust._________ Non Profit/Trust. __________ _ Title. ____________ _ Title. ______________ _ Address ___________ _ Address --------------- 4. Have you had more than $250-worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s):. _____________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. cf!_k1 -,--,-'-=·~:;;_-'' .;;...__..;.~· ~~-'-":-----\, _ ___,;\ S-\'> \ Sigriature of o~er/date Print or type name of owner Print or type ~e of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:AOMIN\COUNTER\DISCLOSURE STATEMENT 5/9B Page 2 of 2 I ,,~"- / GENERAL NOTES ASSlSSQl'S PMCD. NO.• • ' •• , • , , , • , •• , ~:g:~ E»S!IIGztNNC ••••••••••••••.•••• P-1/ l»SINfJlNl)IJ!c ••.•••.•••••••••••. ~/lrl{Q5TlilAl DtJSIJNGGIJIRM.lf.Ali~noN •• , •• ,, •••. R FROPOSC/Jm,,'(; .................. P-11 PRa'05!D Ll,JI) US£. ••••••••.•••••••••. 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