Loading...
HomeMy WebLinkAboutGPA 09-07; Palomar Commons; General Plan Amendment (GPA) (10)PALOMAR COMMONS ANALYSIS OF PROPOSED PROJECT IMPACT ON LOCAL FACILITIES MANAGEMENT PLAN ZONE 5 Prepared for: 5465 Morehouse Drive, Suite 260 San Dlego, CA 92121 Prepared by: Hofman Planning & Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 EXECUTIVE SUMIVIARY The Local Fadlities Management Plan for Zone 5 was prepared pursuant to the City's Growth Management program, Title 21, Chapter 21.90 ofthe Carlsbad Municipal Code. Zone 5 Is different than most of the other 25 zones in Carlsbad. There Is no existing residential development within it, nor will there be any future residential development within it. Some of the performance standards for public facilities are based on residential population and are not applicable to Zone 5. The proposed Palomar Commons project Is located on the southwest corner of Palomar Airport Road and El Camino Real (previous Olympic Hotel site, now approved for the Western Athletic Club). The project is proposing 185,774 SF of commerdal and retail uses. The project Is proposing a General Plan Amendment from Travel/Recreation Commercial (TR) to General Commerdal; a Zone Change from Tourist Commerdal, Qualified Development Overlay Zone (CT-Q) to General Commerdal with a Qualified Development Overlay Zone (C-2-Q). The applicant Is also applying for a Site Development Plan, Spedal Use Permit and a Conditional Use Permit. The purpose of this analysis Is to determine the Impact of the proposed Palomar Commons project on the eleven Zone 5 public fadlities: City Administrative Fadlities, Library, Wastewater Treatment Capacity, Parks, Drainage, Circulation, Rre, Open Space, Schools, Sewer Collection System and Water Distribution System. CITY ADMINISTRATIVE FACILITIES I. PERFORMANCE STANDARD Fifteen hundred square feet per 1,000 population must be scheduled for construction within a five-year period. II. FAaLTTY PLANNING AND ADEQUACY ANALYSIS Zone 5 Is comprised exclusively of Industrial and commercial uses. Because the adopted performance standarxJ deals specifically with residential land uses and not with non- residential. It Is concluded that this zone currently and at build out meets the performance standard for this fadllty. Inventory The existing City Administrative Fadlities owned and operated by the City of Carlsbad are the following: Table: City of Carlsbad Administrative Facilities Square Foot City Hall and Council Chambers 16,500 (1250 Carisbad Village Drive) Faraday Center 68,000 (1635 Faraday Avenue) Public Safety Center and Fleet Maintenance 64,000 (2560 Orion Way) Arts Office 1,843 (2955 Elmwood St.) Public Works Maintenance Yard and Facilities Maintenance 2,440 (405 Oak Avenue) Carlsbad Municipal Water District Office 13,000 (5950 El Camino Real) Senior Center 14,245 (799 Pine Avenue) Housing and Redevelopment Offices 3,200 (2965 Roosevelt Street, Suite B) Total Existing Facilities 183,228 Phasing The Palomar Commons project will have no impact on City Administrative Fadlities and no phasing Is required. Adequacy Findings The Palomar Commons project will have no Impact on City Administrative Facilities. Zone 5 currently meets the performance standard for this facility. III. MITIGATION No special conditions are required for the Palomar Commons prciject. IV. FINANQNG The Palomar Commons project meets the dty administrative fadlities performance standard and all dty administrative fadlities are currently available, therefore no special funding mechanisms are required. LIBRARY FAailTIES I. PERFORMANCE STANDARD 800 square feet per 1,000 population must be scheduled for construction within a five year period. II. FAaLTTY PLANNING AND ADEQUACY ANALYSIS Zone 5 Is comprised exclusively of Industrial and commercial uses. Because the adopted performance standard deals specifically with residential land uses and not with non- residential, it is concluded that this zone currently and at build out meets the performance standard for this facility. Inventory The existing Library Facilities owned and operated by the City of Carisbad are the following: Table: City of Carlsbad Library Facilities Square Foot Carlsbad City Lirbary 64,000 (1775 Dove Lane) Georgina Cole Library 24,352 (1250 Carisbad Village Drive) Carlsbad City Library learning Center 11,393 (3368 Eureka Place) Total Existing Facilities 99,745 Phasing Library Fadlities currently meet the adopted performance standard. No phasing analysis Is necessary. Adequacy Findings The Palomar Commons project will have no impact on Library Fadlities and no further analysis is required. III. MmGATlON No special conditions are required for the Palomar Commons project. IV. FINANCING The Palomar Commons project will not have any impact on the library facilities performance standard and all library fadlities are currently available, therefore no special funding mechanisms are required. WASTEWATER TREATMEI^ CAPACITY I. PERFORMANCE STANDARD Wastewater treatment plant capacity is adequate for at least a five year period. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory Existing wastewater generation In the city's sewer District Is approximately 9.0 millions of gallons per day (mgd). The city's Phase V projected capacity at the Encina Water Pollution Control Fadllty (WPCF) is projected to be 10.26 mgd. Phasing No new fadlities are required. Adequacy Findings The increase in wastewater from the Palomar Commons site is projected to be less than 0.005 mgd. Therefore, sufficient capacity will exist to serve the project. III. MniGATION None required. IV. nNANCING No special funding mechanisms required. PARKS I. PERFORMANCE STANDARD Three acres of Community Park or Spedal Use Area per 1,000 population within the Park District must be scheduled for construction within a 5 year period. II. FACILTTY PLANNING AND ADEQUACY ANALYSIS Zone 5 does not Include any residential uses, but Is instead composed exclusively of non-residential uses. Non-resldentlal uses are required to pay Public Facilities Fees. A percentage of all Public Fadlities Fee collected are allocated for the construction and improvements to City parks. Non-residential uses are however, not required to pay Park- In-Lleu fees. Zone 5 Is located within Park Districts 1-3. At full build out of Zone 5, there will be approximately 22,000,000 square feet of non-residential building area. This square footage corresponds to a potential average workday population within the Zone of at least 40,000 people. As a result of the 40,000 people workday population in Zone 5, It has been determined a need for park fadlities within Zone 5. Per the adopted LFMP for Zone 5, Staff recommends that a Parks peri'onnance standard be adopted for non- residential uses within Zone 5. Non-residential uses within Zone 5 are required to pay $0.40 per square foot for new construction as a Park-In-lleu fee (per the City of Carisbad Development Fee Schedule). The Palomar Commons project Is proposing 185,774 square feet of commerdal construction. The project will be required to pay $74,309.60 towards the Park-In-Lleu fees. Payment of the required Park-In-Lieu fee will satisfy Park performance standards for the Palomar Commons project, located in Zone 5. III. MmGATlON The Palomar Commons project is required to pay the Park-In-Lieu fee of $0.40 per square feet of new non-residential construction. $74,309.60 will be collected from the Developer at the time of building permit. IV. FINANQNG No special funding mechanisms are required. Once the Developer pays the required Park-In-Lieu fee, the project will be in compliance with the parks performance standard for Zone 5. DRAINAGE I. PERFORMANCE STANDARD Drainage fadlities must be provided as required by the City concurrent with development. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory The Palomar Commons project will occupy the property previously developed with the Olympic Resort hotel, spa, restaurant and golf driving range. Although additional impervious surfaces will be created, storm water mitigation will be incorporated Into the design and construction that will keep the post development drainage flow equal to or less than the existing flow condition. Therefore, drainage from the site will not Impact the existing downstream facilities. Phasing No new facilities are required or proposed either by the development or per the City Master Drainage Plan. Adequacy Findings Although additional impervious surfaces will be created, storm water mitigation will be incorporated Into the design and construction that will keep the post development drainage flow equal to or less than the existing flow condition. Therefore, drainage from the site will not Impact the existing downstream facilities. III. MmGATlON No special conditions are required for the Palomar Commons project. IV. FINANQNG No special funding mechanisms are required. aRCULATION I. PERFORMANCE STANDARD No road segment or Intersection in the zone nor any road segment or Intersection outside the zone which Is Impacted by development within the zone shall be projected to exceed a Service Level C during off-peak hours, nor Service Level D during peak hours. Impacted is when twenty percent or more of the traffic generated by the Local Fadlities Management Zone will use the road segment or intersection. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS The purpose of this analysis Is to determine whether or not the drculatlon system serving the Palomar Commons project conforms to the adopted performance standard for Zone 5. Urban Systems Associates, Inc. (USAI) has been retained to evaluate potential impacts due to the development of a sixteen acre retail project with a home Improvement store anchor. Traffic analysis was conducted for Existing GDndltlons, Project Plus Existing Conditions, Near-Term and Near-Term Plus Project Conditions, Buildout and Buildout Plus Project Conditions. The analysis assumes that the existing driveway to the San Diego County Animal Shelter will be eliminated and this access will be combined with the signalized project driveway on Palomar Airport Road. Project traffic could impact Palomar Airport Road between Interstate 5 and Melrose Drive, as well as El Camino Real between Faraday Avenue and Aviara Parkway/Alga Rd. Near-Term conditions evaluated are based on adding traffic from five nearby approved or pending projects. Buildout conditions evaluated are based on the Series 11 Year 2030 Combined North County Traffic Model, prepared by the San Diego Association of Governments (SANDAG), with the project included. Inventory a. Existing Conditions It has been estimated that project traffic could impact Intersections and street segments along Palomar Airport Road between Interstate 5 and Melrose Drive, and El Camino Real between Faraday Avenue and the Alga Road/Avlara Parkway Intersection. Therefore, the existing conditions evaluation includes Intersections and street segments along these corridors. The following desalbes the roadways expected to be Impacted by twenty percent or more of future project traffic: Palomar Airport Road: This Is a six-lane Prime Arterial extending from Interstate 5 east to the Carisbad City limit at San Marcos. El Camino Real: This Is a six-lane Prime Arterial extending north-south from the north to south City limits, with some segments not fully built to six lanes. Carisbad Growth Management Program Traffic Monitoring report for 2009 intersection peak hour traffic counts were used to determine intersection peak hour levels of service. Street segment peak hour volumes were also obtained from the traffic monitoring report or from traffic counts obtained from the City of Carisbad. The Intersection Capacity Utilization (ICU) method of analysis was used to determine the Intersection volume to capacity (v/c) ratio and corresponding level of service for the Intersections which could be Impacted by project traffic. The levels of service for street segments between Intersections were determined using a capacity per lane of 1,800 vehides per hour and volume to capadty ratios corresponding to levels of service at "D" for peak hours and at "C" for non peak hours at both intersections and street segments. Street Segment Level of Service All evaluated street segments are currently operating within level of service "D" during peak hours. Intersection Level of Service All evaluated Intersections are currently operating within the Growth Management Performance Standard which requires a level of service which is at least "D" during peak hours, so that no mitigation Is needed for existing conditions at these Intersections. b. Existing Plus Proiect Conditions Street Segment Level of Service With existing plus project average dally traffic volumes, all segment would be at an acceptable level of service (see Figure 4-1 of Traffic Study). Intersection Level of Service The SANTE/ITE Guidelines for the Preparation of Traffic Impact Studies in the San Diego Region, defines a project significant impact at Intersections. If an intersection is at LOS "E" or "F", then a project would have a significant impact If any Intersection delay due to the project Increases by more than two seconds, or the volume to capacity ratio inaeases by more than two percent with project traffic added. Intersection operations at LOS "D" are acceptable, sp that project Impacts to intersections at LOS "D" are less than significant. Intersection levels of service with project traffic added to existing conditions are at level of service "D" or better, therefore no project mitigation would be needed nor Is recommended. c. Near-Term Conditions The Near-Term future conditions were evaluated after adding nearby approved or pending projects to existing conditions. Project trips were then added to existing plus approved/pending projects to evaluate project Impacts. The approved/pending projects that were added to existing conditions traffic volumes induded the following: Carlsbad Paseo (61,860 s.f. Restaurants and Retail); Legoland Hotel (250 Room Resort Hotel); 25.0 acres of new Bressi Industrial Park development; Green Dragon Tavem (21,334 s.f. Restaurant/Museum); Carisbad High School Phase 2 Street Segment Level of Service All evaluated street segments Near-Term average dally traffic volumes with other projects traffic added to existing volumes are expected to operate within the Growth Management Program requirement of at least a level of service "D" during peak hours. Therefore, no project street segment mitigation would be needed nor Is recommended for Near-Term with project conditions. Intersection Level of Service All evaluated Intersections are expected to operate within the Growth Management Program requirement of at least a level of service "D" during peak hours with project traffic added, except at one location. The Palomar Airport Road/El Camino Real Intersection would operate at level of service "E" during both the AM and PM peak hours without project traffic added. The project will provide mitigation by adding an eastbound right-turn-only lane and dual left turn lanes northbound at this location. The project will also modify the traffic signal to provide a closed drcult TV camera and wireless transreceiver to connect to the Traffic Management Center at the Farady Safety Center. This mitigation results In level of service "D" for both peak hours in the Near Term Plus Project Condition. d. Buildout Conditions The SANDAG/Carisbad 2030 Series 11 Combined Nort:h County Transportation Forecast (03-27-09) with the project included was used to determine Buildout (Year 2030) traffic volumes. Existing peak hour turn volumes were adjusted for reasonably expected growth In future traffic volumes, by factoring up based on increases In segment average dally traffic volumes. Street Segment Level of Service All evaluated segments are expected to operate within Growth Management Plan Guidelines, at LOS "D" or better, and therefore, no project mitigation to street segments will be needed through Buildout of the City of Carisbad. Intersection Level of Service The Buildout lane configurations provided as project mitigation under Near-Term plus project conditions also are expected to result In acceptable peak hour operations at the Palomar Airport: Road/El Camino Real Intersections, and are as follows: • Construct a separate eastbound right turn only lane on Palomar Airport Road at the EL Camino Real Intersection. • Modify the northbound left turn lane on El Camino Real to provide dual left turn lanes at the Intersection. • Modify the Palomar Airport Road/El Camino Real Intersection to provide a dosed circuit TV (CCTV) camera and wireless transreceiver to connect to the Traffic Management Center at the Faraday Safety Center. No other intersection mitigation is needed, beyond that already Identified to be provided by other approved projects or the Qty of Carisbad Traffic Capital Improvements Program. Phasing Not applicable. Adequacy Rndings a. Existina Conditions An evaluation of existing traffic conditions of streets expected to be affected by project traffic indicated street segments and Intersections currently operate within the City's Growth Management Plan's requirements of at least level of service "D" during peak hours. b. Project Plus Existing Conditions The total project, a retail center with a home Improvement store as the anchor, is expected to generate 11,770 average dally vehide trips, 672 AM peak hour trips (383 inbound, 289 outbound) and 986 PM peak hour trips (489 Inbound, 497 outbound). An evaluation of street segments and Intersections nearby and expected to be impacted by twenty percent or more of project traffic was conducted after adding project peak hour traffic flow to existing conditions In order to determine any project direct significant impact. A traffic Impact would be considered significant If traffic caused a reduction In peak hour level of service below LOS "D" (per City of Carlsbad Growth Management Plan, 1986). An evaluation of existing plus project conditions for street segments and intersections Indicates expected operations within the Growth Management Program requirement of at least level of service "D" during peak hours, so that the project only Impacts can be considered less than significant and no street segment or intersection mitigation Is needed. c. Near-Term Plus Project Conditions Street segment and Intersection levels of service are expected to be within the Growth Management Program requirement of level of service "D" during peak hours so that no street segment or Intersection mitigation Is needed or recommended, except at the Palomar Airport Road/El Camino Real intersection, which will operate at level of service "E" during both the AM and PM peak hours, with and without the project traffic added. The Palomar Airport Commons project will provide the following mitigation which results In acceptable level of service "D" during both peak hours: • Provide an eastbound right turn lane on Palomar Airport Road at El Camino Real. • Provide dual left turn lanes noithbound on El Camino Real at Palomar Airport Road. • Modify the Palomar Airport Road/El Camino Real Intersection to provide a closed circuit TV (CCTV) camera and wireless transreceiver to connect to the Traffic Management Center at the Faraday Safety Center. d. Buildout Conditions Both segments and Intersection Buildout peak hour levels of service are projected to be within the Growth Management Plan Guidelines assuming proposed project uses on the site. No other project mitigation Is needed beyond that already proposed by other approved projects or planned In the City of Carisbad Capital Improvements Program. Project roadway improvement recommendations are as follows: • Provide an eastbound to southbound right turn only-lane of 250 feet in length at the Palomar Airport Road/El Camino Real Intersection. • Provide an additional nortihbound left: turn lane at the Palomar Airport Road/El Camino Real Intersection. • Relocate and signalize the north project driveway on Palomar Airport Road westeriy and provide an eastbound right turn lane Inbound of a minimum of 250 feet In length, and a westbound left turn lane of 250 feet In length. • Provide a right in only driveway with a deceleration lane on Palomar Airport Road east of the main driveway. • Close the San Diego County Animal Shelter driveway and provide access through the project. • The City Engineer has recommended that the existing east driveway on El Camino Real be restricted to right turns in and out so that the existing median opening allowing northbound left turns will be closed. A right turn deceleration lane will be provided at the east driveway. A separate driveway for delivery vehicles will be provided to the south of the customer driveway. III. MmGATlON As a result of this evaluation it can be conduded that the projected vehide trip generation from the project will not cause significant traffic impacts or require off-site roadway Improvements, except at the Palomar Airport Road/El Camino Real Intersection. With project mitigation the intersection will operate acceptably. Project mitigation recommended is as follows: Construct a separate 250 feet in length eastbound right turn only lane on Palomar Airport Road at the El Camino Real Intersection. Modify the northbound left turn lane on El Camino Real to provide dual left turn lanes at the intersection. At the Palomar Airport Road/El Camino real Intersection, modify to provide a closed circuit TV camera and wireless transreceiver to connect to the Traffic Management Center at the Faraday Safety Center. Relocate the project north driveway to the west, signalize, and provide a 250 foot right turn only lane. Close the median opening at the east driveway on El Camino Real as recommended by the City Engineer. Close the San Diego County Animal Shelter driveway and allow access at the project's signalized driveway on Palomar Airport Road. IV. FINANQNG The Developer will be required to pay the applicable traffic Impact fee. FIRE I. PERFORMANCE STANDARD No more than 1,500 dwelling units outside of a five-minute response time. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Zone 5 Is comprised exclusively of non-resldentlal uses. Since Zone 5 does not Include any residential uses, the performance standard does not apply. The Growth Management Program does not Identify a Fire service performance standard for non-resldentlal uses. Inventory Zone 5 Is currently served by Fire Station No. 2 located at 1906 Arenal Road, Fire Station No. 4 located at 6885 Batiquitos Drive and Fire Station No. 5 located at 2540 Orion Way. Phasing The Palomar Commons project area is within the five-minute response time for Fire Station No. 2, Rre Station No. 4 and Rre Station No. 5. Since these three fire stations are permanent fadlities, the Palomar Commons project will conform to the fire performance standards to build out. Therefore, It has been determined that no additional fire facilities will be required and no phasing Is necessary. Adequacy Findings Zone 5 Is comprised exclusively of non-resldentlal uses. Since it does not included any residential uses, the performance standard does not apply. Although the Zone 5 LFMP makes suggestions regarding non-resldentlal Rre service performance standards, the City of Carisbad has not adopted any standards. Zone 5 Is currently served by Rre Station No. 2, Fire Station No.4 and Rre Station No. 5. The Palomar Commons project Is within a 5 minute response time of one or more of these stations. Because the project is within the five minute response time. It In confonnance with the performance standard and no additional analysis Is needed. III. MmGATlON The Palomar Commons project will be required to meet all the conditions and requirements prescribed by the City of Carisbad Rre Department during discretionary review of the project. IV. FINANQNG The Palomar Commons project meets the fire performance standard and all fire fadlities are currently available, therefore no special funding mechanisms are required. OPEN SPACE I. PERFORMANCE STANDARD Fift:een percent of the total land area in the zone exdusive of environmentally constrained non-developable land must be set aside for pennanent open space and must be available concurrent with development. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory During preparation of the Citywide Fadlities and Improvement Plan it was determined that certain areas of the City are already developed or meet or exceed the requirements for open space and, therefore, an analysis Is not needed. The Palomar Commons project area is located in Zone 5, which is an infill zone and is almost completely built out. This eliminates the opportiunlty to create future permanent open space. Phasing Because the Palomar Commons project area is located in an infill zone with no future opportunity to increase open space, phasing requirements for open space are not applicable. Adequacy Rndings Since the Palomar Commons project Is located In an Infill zone, it was determined that the adopted performance standards for Open Space have already been meet In Zone 5. III. MmGATlON No special conditions are required for the Palomar Cbmmons project. IV. nNANCING The Patomar Commons project meets the open space performance standard because It is located in an infill zone with no opportunity for future open space, therefore no special funding mechanisms are required. SCHOOLS I. PERFORMANCE STANDARD School capacity to meet projected enrollment within the zone as determined by the school district must be provided prior to projected occupancy. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory Zone 5 falls completely within the boundaries of the Carisbad Unified School District. Zone 5 Is comprised exduslvely of Industrial and commerdal uses. There are no residential uses located within the Zone, however Industrial and commercial uses have historically generated some demand for school facilities. This demand Is a result of the need or desire for working parents to have their children schooled in close proximity to their place of employment. The school generation factor for non-resldentlal uses Is not quantifiable, however all new commerdal and industrial development Is required to pay a school fee. The current Carisbad Unified School District fee Is $0.47 per square foot of building area. This fee is to be used for the construction or reconstruction of school facilities necessary to meet the needs of future development. Phasing No phasing mechanism Is required. The developer will be required to pay the school fee of $0.47 per square foot of building area. Adequacy Findings The Developer of the Palomar Commons project will be requires to pay the school fee of $0.47 per square foot of building area. Payment of the school fee will result in the project being in conformance with the school performance standard for Zone 5. III. MmGATlON The Palomar Commons project is required to pay the school fee of $0.47 per square feet of building area. $87,313.78 will be collected from the Developer at the time of building permit. IV. FINANCING No special funding mechanisms are required. Once the Developer pays the required school fee, the project will be In compliance with Parks performance standard for Zone 5. SEWER COLLECTION I. PERFORMANCE STANDARD Trunk line capadty to meet the demand as determined by the appropriate sewer district must be provided concurrent with development. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory The existing and proposed development Is served by a 15" sewer pipe reach Bl as designated In the city's sewer master plan. Phasing No new fadlities are required. Adequacy Findings Per the City's Sewer Master Plan the projected wet weather flow for that reach Bl is approximately 1.1 million gallons per day. The City of Carlsbad ownership capacity of that reach Bl is approximately 2.0 million gallons per day. Therefore, existing capacity will be available to serve the project. III. MmGATlON None required. IV. RNANQNG No special funding mechanisms are required. WATER DISTRIBUTION I. PERFORMANCE STANDARD Line capadty to meet demand, as determined by the appropriate water district, must be provided concurrent with development. II. FAQLTTY PLANNING AND ADEQUACY ANALYSIS Inventory The existing and proposed development is served by 12,16 and 24 Inch wateriines adjacent to the project. A hydraulic analysis conducted Indicates the existing system can provide maximum day demands plus fire flow demands greater than 5,000 gallons per minute (gpm). The existing plus proposed expansions of the project are projected to have a maximum demand less than 500 gpm. TTierefore, existing capadty will be available to serve the project. Phasing No new facilities are required. Adequacy Findings The existing plus proposed expansions of the project are projected to have a maximum demand less than 500 gpm. Therefore, existing capadty will be available to serve the project. III. MmGATlON None required. IV. RNANQNG No special funding mechanisms are required.