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Home My WebLink AboutPIP 95-09; Homes for Industry Lot 40; Planned Industrial Permit (PIP)A REPORT TO THE PLANMNG CO "ISSION Rc~dculsklllauhg~t d9Q P.C. AGENDA OF: JANUARY 17, 1996 Application complete date: November 17, 1995 Project Planner: Teresa Woods I Project Engineer: Ken Quon SUBJECT: CT 95-04PUD 95-03PIP 95-09 - HOMES FOR INDUSTRY - Request for approval of a Tentative Tract Map, Nonresidential Planned Unit Development Permit and Planned Industrial Permit to subdivide and develop eight industrial lots, on a 4.5 acre site located on the north side of Kellogg Avenue, east of Camino Vida Roble, in the Carlsbad Airport Centre Specific Plan (SP 181(A)) area, in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3883, 3884 and 3885 APPROVING CT 95-04, PUD 95-03, and PIP 95-09 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of an eight lot subdivision, a nonresidential planned unit development permit, and planned industrial permit to allow construction of eight tilt-up concrete manufacturing buildings on separate lots. The applicant has designed the project so that the required parking for each building has been provided on each corresponding lot. The only common areas on the project are access, employee eating areas and landscaped areas. The adjacent property to the east (Carlsbad Airport Centre Lot 39) has a similar project with four manufacturing buildings with the identical product type which is pending administrative approvals. The proposed development is speculative, and as such, no tenants have been identified for the development. The project as designed, meets all standards of the Planned Industrial Zone, Nonresidential Planned Unit Development Ordinance and Carlsbad Airport Centre Specific Plan (SP 181(A)). All necessary findings for the proposed industrial development can be made. In. PROJECT DESCRIPTION AND BACKGROUND Homes For Industry - Carlsbad LLC, the applicant for this project, is proposing to subdivide a 4.5 acre parcel into eight lots and to construct one manufacturing building, ranging in size from 5,029 to 9,987 square feet, on each lot. The total square footage for the eight buildings is 50,190 square feet. The buildings will be tilt-up concrete and painted in either CT 95-04/PUD 95-03/PIP 95-09 - HOMES FOR INDUSTRY January 17, 1996 Paae 2 shades of salmon or shades of blue, with contrasting tile and reveal treatments. As designed and conditioned, all mechanical equipment will be adequately screened from Camino Vida Roble and Kellogg Avenue. The project site is located on the north side of Kellogg Avenue and east of Camino Vida Roble. The project site and the surrounding area are zoned Planned Industrial (PM) and have a Planned Industrial (PI) General Plan designation. The project site is bounded by the airport to the north, vacant industrial property to the south, developed industrial land to the west, and vacant land which is pending approval of an identical project to the east. The project site was previously graded as part of an approved grading permit. The existing pad area slopes gently from east to west. Manufactured slopes surround the pad area on all four sides. The project is speculative, and to date, no specific tenants have been identified for the project. The project design and concept are new to Carlsbad, especially the individual ownership and control of parking on individual lots (no joint use of parking will be provided). The applicant intends to provide an opportunity for the smaller manufacturing business to own the land and building for their operation. This opportunity does not currently exist in Carlsbad in this exact manner. Although the proposed project maximizes the development potential of the site, the project is in compliance with all applicable City standards. The project site is designated for Planned Industrial (PI) uses in the General Plan, is zoned Planned Industrial (PM), and is located within the Carlsbad Airport Centre Specific Plan (SP 18l(A)) area. The project is also located within the Airport Influence Area of McClellan-Palomar Airport. As discussed below, the project is in compliance with all applicable City standards. The proposed project is subject to the following regulations: A. General Plan Land Use Element; B. Carlsbad Airport Centre Specific Plan (SP 181 (A)); C. Nonresidential Planned Unit Development and Planned Industrial Zoning (PM); D. Comprehensive Land Use Plan for McClellan-Palomar Airport; and E. Growth Management. Iv. ANALYSIS Staffs recommendation of approval for this project is based upon the following analysis of the project’s consistency with the applicable policies, standards and zoning listed above. CT 95-04/PUD 95-03/Plr 95-09 - HOMES FOR INDUSTRY January 17, 1996 A. General Plan Land Use Element The project has a Planned Industrial (PI) General Plan designation. The proposed manufacturing uses are consistent with the Planned Industrial General Plan designation. Consistent with General Plan Land Use Element policies, the proposed project has been designed to minimize impacts to surrounding land uses, will be compatible with surrounding industrial uses and the airport, and provides adequate circulation, parking, loading and storage to meet the operational needs of the development. B. Carlsbad Airport Centre Specific Plan (SP 181 (A)) and Planned Industrial Zoning (PM) The project is located within the Carlsbad Airport Centre Specific Plan (SP 181(A)) area which is located north of Palomar Airport road and south and west of the airport. The Specific Plan designates this property for light and medium industrial uses, research and development uses, industrial support and service uses, and business and professional office uses. The proposed manufacturing uses are consistent with the Specific Plan land uses. The project has been reviewed by the Carlsbad Airport Centre Owners’ Association and has been determined to be architecturally compatible with the overall industrial park. The Specific Plan requires compliance with PM zoning regulations, including the processing of a Planned Industrial Permit. As summarized in Table 1, the project does comply with all applicable PM zoning requirements not addressed in the Specific Plan. The Specific Plan also designates specific development standards which supersede the underlying PM zoning. As summarized in Table 1 the project does comply with the Specific Plan development standards. II Table 1: SPECIFIC PLAN, PLANNED DEVELOPMENT & PM ZONE DEVELOPMENT STANDARDS COMPLIANCE TABLE ll Item Specific Plan PUDPM Zone I Standard I Standard Provided Lot Size No minimum size required for a nonresidential PUD Range 13,786.74 - 31,524.37 sq. ft. Lot Coverage I 50% I I I Max. Building Height I 35 feet ”- I 26 feet Setbacks: Front Side Rear 30 feet 10 feet 25 feet 30’ - 110’ 10’ - 70’ 30’ - 80’ Employee Eating Area I Defers to Ordinance 3,011.4 sq. ft. (300 sq.ft./5,000 sq.ft.) 3,200‘ sq. ft. CT 95-04/PUD 9503/PIP 95-09 - HOMES FOR INDUSTRY January 17, 1996 Paae 4 II Table 1: SPECIFIC PLAN, PLANNED DEVELOPMENT & PM ZONE DEVELOPMENT STANDARDS COMPLIANCE TABLE Item Landscaping: Specific Plan Standard Site 10% Parking Areas 15% Compact parking 1:1,000 warehousing 1:400 manufacturing Parking 1:250 office "- Loading 70 feet Tote: Each lot has been deslgned to stand on its own for PUD/PM Zone Standard 25% "- larking purposes. As conditionc Provided 30% 14.7 % 19% (25 spaces) 1:250 office * 1:400 manufacturing 1:1,000 warehousing 95 feet d, each lot shall comply wh City parking standards. C. Non-Residential Planned Unit Development As summarized in Table 1 above, the proposed project complies with all requirements of the nonresidential planned unit development ordinance. The nonresidential PUD ordinance allows for lots less than one acre in size, provides for individual ownership of the lots, and addresses the issues of common ownership, including joint use access and maintenance of the common areas of the development. The project has been conditioned to ensure that issues pertaining to common ownership, including joint use access and maintenance of common areas are adequately addressed in the owners' association covenants, conditions and restrictions. As noted previously, the applicant proposes to provide the parking for each building on the corresponding lot rather than to provide for the joint use of parking. Each lot has adequate parking as proposed and the project has been conditioned to ensure that any future tenant improvements comply with the parking standards. D. Comprehensive Land Use Plan for McClellan-Palomar Airport The project site is located within the Airport Influence Area of the McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP). The CLUP specifies allowed uses within the Airport Influence Area. The CLUP also contains a noise contour map and includes maximum acceptable noise levels for specified uses. Earlier this year, the noise contours were digitized into the City's Geographic Information System (GIs). As the original source for the noise contours was not digital, the digitized information is only used for planning purposes, and the City relies on SANDAG, acting as the Airport Land Use Commission (ALUC), to make the ultimate determination when interpretation is necessary. Based on the digitized information, the northern portion of the project site could be located within the 75 dBA CNEL noise contour of the airport. c - CT 95-04/PUD 95-03/PIP 95-09 - HOMES FOR INDUSTRY Janua~y 17,1!396 Paw 5 The ALUC staff has reviewed the proposed project and has determined that the manufacturing uses proposed are compatible uses under the CLUP. As the noise environment on Lots 1 and 4 approaches 75 dBA CNEL, the project has been conditioned to prepare an acoustical study and to mitigate interior noise appropriately to ensure that the interior noise levels do not exceed 50 dBA. The project has also been conditioned to record an avigation easement on Lots 1 and 4 due to the potential noise environment on the Lots. E. Growth Management The proposed site is located within Local Facilities Management Zone 5 in the northwest quadrant of the City. The impacts created by these uses on public facilities and compliance with the adopted performance standards are summarized below: GROWTH MANAGEMENT COMPLIANCE Standard Compliance Impacts City Administration YES N/A Library YES N/A Waste Water Treatment I 11.45 I Parks YES Agua Hedionda Watershed Drainage YES N/A Circulation I 408 ADT I Fire I STATION # 5 I Open Space YES N/A Schools YES N/A Sewer Collection System Office 2.20 EDU Manufacturing 8.67 EDU Warehouse 0.56 EDU YES Water I 2,519 GPD I YES V. ENVIRONMENTAL REVIEW The direct, indirect, and cumulative environmental impacts resulting from future industrial, commercial and office developments and buildout of Specific Plan 181 were previously discussed and evaluated in the certified Final Environmental Impact Report (EIR 81-06) for Specific Plan 181 and in the Master Final Environmental Impact Report for the Carlsbad General Plan (MEIR 93-01). CT 95-04/PUD 95-03/PIP 95-09 - HOMES FOR INDUSTRY January 17, 1996 Page 6 The requested Tentative Tract Map, Nonresidential Planned Unit Development and Planned Industrial Permit would not create any additional environmental impacts that have not otherwise been evaluated in the Final EIRs that cover the property. Since a Final EIR was certified for Specific Plan 181 and the requested development is consistent with the plan, the Planning Director has determined that the project is in prior compliance with the earlier environmental documents and issued a notice of prior environmental compliance dated, November 24, 1995. A'ITACHMENTS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Planning Commission Resolution No. 3883 Planning Commission Resolution No. 3884 Planning Commission Resolution No. 3885 EIA Part 11, dated November 20,1995 Notice of Prior Environmental Compliance, dated November 24, 1995 Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Statement Reduced Exhibits (8 1/2" x 11") Full Sized Exhibits "A" - "G", dated January 17, 1996. W:kr January 8, 1996 PALOMAR AIRPORT HOMES FOR INDUSTRY CT 95-04/PIP 95=09/PUD 95-03 BACKGROUND DATA SHEET CASE NO: CT 95-04LPUD 95-03PXP 95-09 CASE NAME: Homes for Industry APPLICANT: Homes For Industrv - Carlsbad LLC REQUEST AND LOCATION: Reauest for aptxoval of a Tentative Tract MaD. Nonresidential Planned Unit DeveloDment and Planned Industrial Permit to subdivide and develoD eight industrial lots. on a 4.465 acre site located on the north side of Kellonn Avenue, east of Camino Vida Roble. in Carlsbad Ahrt Centre SDecific Plan (SP 181(AN area. in Local Facilities Management Zone 5 LEGAL DESCRIPTION: Lot 40 of Carlsbad Tract 81-46 unit no. 2. in the City of Carlsbad, County of San Diego. State of California. according to MaD thereof No. 11288. filed in the office of the County Recorder of San Dieno County. July 16. 1985. APN:212-092-04 Acres 4.465 Proposed No. of Lots/Units &(Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation PI Density Allowed N/A Density Proposed N/A Existing Zone PM Proposed Zone PM Surrounding Zoning and Land Use: (See attached for information on Carlsbad's zoning Requirements) zoning Land Use Site PM Vacant North G Airport (Governmental Facilities) South PM vacant East PM Vacant West PM Industrial PUBLIC FACILITIES School District Carlsbad Unified Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 11.43 EDU Public Facilities Fee Agreement, dated 12/ /95 ENVIRONMENTAL IMPACT ASSESSMENT - Negative Declaration, issued - Certified Environmental Impact Report, dated Other, Prior ComDliance with EIR 81-6 and MEIR 93-01 GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT FILE NAME AND NO: Homes for Industry - CT 95-04/PUD 95-03/PIP 95-09 LOCAL FACILITY MANAGEMENT Z0NE:L GENERAL PLAN: pI ZONING: PM DEVELOPERS NAME: Homes For Industrv - Carlsbad LLC ADDRESS: 2223 Avenida de la Playa. La Jolla, CA 92037 PHONE NO.: (619) 551-5600 ASSESSORS PARCEL NO.: 212-092-04 QUANTITY OF LAND USEjDEVELOPMENT (AC., SQ. FT., DU): 50.190 sa. ft. ESTIMATED COMPLETION DATE: N/A A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided - Schools: (Demands to be determined by staff) Sewer: Demand in EDUs - Identify Sub Basin - (Identify trunk line(s) impacted on site plan) Water: Demand in GPD - N/A N/A 11.45 EDU N/A LOW Aeua Hedionda 402 5 N/A Carlsbad 11.45 EDU N/A 2.519 GPD FRONT ELEVATION 1/1- . l"0. LEFT SIDE ELEVATION I/C . 1.4- - uafLo(y / PMICD COTYN WUU / IIW "" """" _"""""" ---- ------" rn 14% IQL-V m I REAR ELEVATION ~yuum RIGHT SIDE ELEVATION I/#' * I*-W FLOOR PLAN 1/1* . V-0- LOTS: 4,5,6,&7 L W"C i i II '."" FRONT ELEVATION 1/1- * 1m-o- I I I \t H LEFT SIDE ELEVATION IfV I I"0- " uwloo , wmrn oym rum /It*) . I&% "UP OOQ I "" """" """"""- --" """" REAR ELEVATION I/*- I 1.4- 1 I I I I I I ~~ RIGHT SIDE ELEVATION If8' I l"0- FLOOR PLAN 1fD- I 1°C LOT: 8 """""~__ """""" - " ----- ~"""""_ LEFT SIDE ELEVATION I/#- . I".. 7ua aam. P '1 yu)(u IDO. rums mrn IOW olvv OUJI "-c"c" """"_ """""" _"" RIGHT SIDE ELEVATION I/*. . 1.4- FLOOR PLAN I/#. I 1'4 LOTS: 2&3 . "" -L".A """"_ LOT: 1 RIGHT SIDE ELEVATION I/*- . 1.4- 1 """""" 1 _""" 4" A - """"""_ t """"""_ t """"""_ t """""" REAR ELEVATION I/*' I 1v-0- FLOOR PLAN l/C I 1'4-