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HomeMy WebLinkAboutV 339; Palomar Venture; Variance (V)Dl4 APPLIr”rI0N SUBMITTAL DATE: STAFF REPORT A MAY 11, 1982 DATE : July 14, 1982 TO : Planning Commission FROM : Planning Department SUBJECT : SDP 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. 11. 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 landscapinq 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 topoqraphy 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. 111. 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- - LOCATIQM - MAP -. CASE NO: V-339/SDP 82-1 APPLICANT: PAmMARI7,EmmES REQuESr AND LOCATION: a side yard reduction to allow construction of two buildings on the northwest corner of Palomar Airport mad and Avenida Encinas. Approval of a site development plan and a variance for LWAL DESCRIPTION: All of that portion of Lot "HI' of Rancho Aqua Hedionda according to Map 823 filed November 16, 1896. APN: 210 - 170 - 04 Acres 4.27 Praposed No. of Lots/Units 1 GENERAL PLAN AND ZONING Land Use Designation P-I Density Allowed N/A Density Proposed N/A Existing Zone P-M-Q Proposed Zone N/A Surrounding Zoning and and use: Zoning Land Use Site P-M+ Vacant North 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 Carlsbad EDU's - Public Facilities Fee Agreement, dated May 24, 1982 ENVI-AL IMPACT ASSESSMEW X Negative Declaration, issued June 28, 1982 E.I.R. Certified, dated Other , lLDPLICANT : I Palomar Venture ~ane (individual, partnership, joint venture, cor-xration, syndicatiozf 31877 Del' Obispo, Suite 211.,- San Juan Capistrano, CA. 92675 Rusiness Address (714) 493-2222 .. Telephone Number AGENT : Newport National Corporation riame 31877 Del Obispo,.Su.ite 211, San Juan Capistrano] CA. 92675 . .. . .. Business Adr?r,ess ., . .. ._ . .. . .. .. . .. .*- ~ .. .. .(71&). 493-2222 .._ ," . .. . .. .. .. .. - .. Telephone Nurrber. . .. .. . -. - . . . .. . FEf.fBE3s: F.M. Brusseau, general partner -. . Mane *(individual, partner, joint Emte &3dress venture, corporation, syndication) 31877 Del Obispo,'Suite 211, San Juan Capistrano, CA. 92675 Bisiness Address (714) 493-2222 ._ Tefeihons N*zzbi?r Telephne Xarr n. K-t. Dame. I Eome h5ctess 31877 D.el Obispo, Suite 211 San Juan Capistrnao, CA. 92675 .~ 'j.isin=ss Bdikess Donald P. Shiley P. 0. Box 207, Pauma Valley, CA. 92061 . .- . . (Attach more sheets if necessa,y) x/c.rz dec1c-e ucder 2enalty of perjury that the infomatior! contained in this dis- closure is true and correct and that: it Will remain true and correct aRd may be- upoa as S3ia-J true and correct until anended, c- . . ... _. 1, ,". . ." DEVELOPMENTAL SERVICES . 0 Assistant City Manager 0 Building Department (714) 438-5596 (714) 438-5525 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92W8 0 Engineering Department 0 Housing L Redevelopment Department (714) 438-5541 3096 Harding St. (714) 438-561 1 0 Planning Department (714) 438-5591 PLEASE TAKE NOTICk: PUBLIC NOTICE OF PREPAXATION The 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 &ined area of approximately 68,222 square feet. approximately 500 cubic yards of grading. Project a3dressfLocation: Avenida Encinas and Palmar Airport Road. mnstruction of the proposed buildings will require Nxthwest corner of the intersection of Arlticipated significant impacts: None We need to know 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 comments on the environmental impact of the proposed project may . Carlsbad, CA 92008, no later than June 29, 1982. DATED: June 9, 1982 CASE NO: SDP 82-1/V-339 he suhitted in writing to the ,AJ?PLICAW: PALXIMNI fAmIuREs . PUBLISH DmE: June 12, 1982 ND3 5/8 1 -. -. DEVELOPMENTAL SERVICES 0 Assistant Clty Managor il Building Depaement 0 Engineering Department 0 Housing B Radevslopmen: Department (714) 438-5598 (714) 438-5525 (714) 4386541 3096 Harding St. Planning Department (714) 438-5611 P (714) 438-5591 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 Citp of UCarI$bab PWECT ADDF43SS/LocATION: Palomar Airport Road Northwest corner of Avenida Encinas and PFOJEXX DESCRIPT1CP;I: two tilt-up buildings with a combined area of approximately 68,222 square feet. approximately 500 cubic yards of grading. Site development plan and variance to construct Construction of the proposed buildings will require The City of Carlsbad has conducted an environmental revied of the above described project pursuant to the Guidelines for Implementation of the California Etwironmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a significant Lick on the environment) is hereby issued for the subject project. Planning Departrent, A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA, 92008. (;omments from the public are invited. Please suhit comments in tYriting to the Planning Department within ten (10) days of date of issuance. As a result of said ' Justification for this action is on file in the \ DATrZD: June 28, 1982 CASE NO: SIP 82-1/V-339 Land Use Planning Manager APPLICANT: PALOMAR VJ3TIURES PUBLISH DATE: June 30, 1982 ND-4 5/8 1 8 Phone Xhher : Name, address (714) 493-7222 . and phone nimbcr of person to be contacted (if other than Applicmt): - Jerdy McKee , -.?------- I ' Descripiion of ~rojcct:(2)~wo story concrete tilt-up -stria7 - - buildings. -.--- __I Asscssar Paxc1 Nunber: 2 10 -. 170 - 04 -. CDastalAand use Dermit - CI Variance --__L - I NI) I ' I. BACKGROUhYl 1. 2. 3. ADDRESS AiD PHONE h~BBER OF APPLICANT: 11. e-( 'Yes - 'Maybe ' 'No. - 1. 'Earth Will. the proposal have signi- ficax resuits in: a. changes in geologic substructures? Unstable earth conditions or in .... c__ b. Disruptions, displacements, com- paction or overcovcring of the soil? ... ,. c. surface relief features? Change in topography or ground ..... - .... - d. The dcstructjon, covcrinn or I .... u modification of any unique geologic or physical features? .... e. erosion of soils; either on or off the . si tc? Any increase in wind or water .... -\ ... ,>( -- f, Changes in dcpositi.on or ero- sion of? bC;?ch sands, or chanfics in siltation, deposition. or erosion ~hich iny inodi f-y thc cliaimel of a river or strmm or I-lic bcti of the occan or any bay, irilct or lake? .... ND 2 Yes Maybe - No Air: - results in: a. Air' emissions or deterioration of ambient, air quality? Will the proposal have signi- .. 2. 3: -- b. The creation of objectionable odors? c. Alteration of air novement, mositure or temperature, or any change in climate, either locally or regionally? Water: Ticant results in: a. Changes in currents, or' the course or direction of water move- ments, in either marine or fresh waters? - b. Changes in absorptio2 Tates, drainage pattenis, or the rate and amount of surface water runoff? 'Will the propocal have sigi- -- I --- c. flox sf flood waters? Alterations to the course or 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 riot limited to temperature, dissolved oxygen or turbidity? f, Alteration of the-direction or rate of flow of ground waters? " g. Change in the quantity of ground mters , eitlicr through direct additions or withdrawls, or tliro~igli ilitcrccption of an aquifer by cuts or excavations? .. b, watcr ot.hcrwi sc av;i ilablc €or Reduction in thc ,mount of . :public wat.cr supplics? .. I ... .. .. I. 4. Plant Life. Will the proposal have signi- Ticant results in: a. Change in the diversity of species, or nunhers of any species grass, crops, microflcra and aquatic plants)? of plants (including trees, shrubs, .. 2- -- b. 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? . Reduction of the numbers of d. agricultural crop? Reduction in acreage of any '. 5. Animal Life. Will-the proposal have signi- Ticant results in: a, Changes in the diversity of species, or nunhers of any species . of animals (birds, land animals jxcl.udjng reptiles, fish and shel7,'- ... fish, benthic organisms, insects or. .. -- .. . microfauna) ? . #.< b, Reduction of the numbers of . any unique, rare or endangered . .. -- species of animals? c. Introduction of new species of aiiinnls into an arca, or result movcnicnt of aninials? .e d. Dcteriorntion to c%j.sting fish or wildlifc habitat? . 2n a barrier to the migration or ,... ., -- 6, ' 'Noisc, h5ll thc proposal signi- ?YZiiit~y increasc cxisting noise Icvels? .. .+ -- . 9. Natural L_ Rcsourccs. Will the pro- . posa1Xvc signXicant results in: a. of any natural resources? b. Depletion of any nonrenewable natural resource? Increase in the rate of use -I__ I -- 10. Risk of Upset. Does the proposal . ardous substances (including, but . . involve a significant risk of an explosion or the relcase of haz- not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? -- 11. Population. 14ill the proposal significantly alter the location, distribution, density, or growth rate of the himan population of an area? . ... ..... ... .$, -_I_ . 12. Housing. Will the proposal signi- -mly affect existing housing, or create a demand for additional .... ...... housing? c__ -- 13. ' 'Trans ortation/Circulation. Will ' -I+-- t e proposal have significant re- .. * sults in: a. Generation of additional vehicular movement? .... ..... ....)( -- b, Effccts on existing parking parking ? " . facilities, or damncl for new ... ...... -- ..... ...... c. Imimct upon cxist-ing trans- prtation systcms? -- patterns of circulation or iiiovc- ment of pcoplc ,and/or . goods? e. Altcrntiotls to wntcrbornc, rail or air traffic? ..... I,* .... -- * *A f, Incrcnsc in traffic hn7.nrds ..... * '-+- to motor vc+jcIcs, bicyclists or pcdcstri ais? - -* .,I.. Yes' - Maybe No - 14. Public Scn6ccs. . IVill the pro- po sa lxaign i E icm t e ilec t c_- upon, or have significant results in the nccd for new or altered govemcntal sa-viccs in any of the following areas : *' -4- x -&- -A L $ a. Fire protection? b. Poli.ce protection? c, Schools? .. _I- - .. d. Parks or other recreational facilities? e. Maintenance of public facili- ties, including roads? f .' Other govenmental services? .Energy. Nil1 the 'proposal have signi'lricant results in: 15. a. Use of substantial amounts of he1 or energy? .b. Denianh upon existing s0u~ce.s of energy, or i*cc+iire the develop- ment of new soul-ccs of energy'? Utilities. \dill the proposal hgve' signiiicarit rcsults in the need €or new systcms, or alterations to the following util.itics: a, Power or natural gas? -.-- . ... . . ->( ,_ .... - 16. ..... .- ..... - ..... ..... LIC- . *x_ -- *.x .... ..... ..$ , ': __c- ' LL- T_- * *-st ..... ..... -- ..... ..... ...... ...... b, Communications systcms? or septic tanks? watcr d ra i nag c? waste and disposal? 111. Will thc nronosnl. c, Water d. Sewer e, Storm f. solid I hiriinn I lcn -. 17; 'Yes Maybe No 7 L .. s 18. Aesthetics. _____ Will the proposal have signii-icmt rcsul ts in the obstruc- tion of any sccnic vista or view open to the public, or will the pro- posal result in tile creation of an to public view? . aesthetically offcmive site open 19. Recreation. -.I_- h'ill the proposal have significant results in the impact upon the quality or quantity of existing rccrca tional opportu ti ties? . . 20. , Archeologicrrl/I-listorical. Will the proposal have significant rcsults . in the alteration of a significant ' arclieological or historical site, structurc, object or building? -_I_ .. .. . .. e-' . 22. MANDATORY FINDINGS OF SIGNIFIC4lICE. - DOES TI-IE PROJECT IL4E TIE PCN- TIAL, TO DEGRADE 'I'fE QUALITY OF DIVERSITY IN TIE ENVIIZOIW.EiiT? THE uwImnn:liT, OR CURTAIL THE DOES THE PROJECT HAVE THE POTEN- "E DI SP.DYA"I;^\GE OF LONG - 11ER%l, ENVIR0;~EXl" GOALS? (A SI IORT- TERM IFIPACT ON TIE L\VIRO?JIEi\lT IS OhT IYHICH OCCURS IN A RE- UTIVELY BRIEF, DEFINITIVE PERIOD OF TIbE IBIILE LOSG-EN1 IMPACTS ICILL EhD'XX WELL INTO TIAL TO Acmx sI-!or;T-mui, TO T€E mrm.) DOES THE PROJECT IJAVE IirPACTS BUT CUZJUIATIbTLY CONSIDFWLE? (A PROJECT IY,Y I>lPACT ON TKO \V"€CI-I ARE fXDIVIDU.-lLIS LIbIITED , OR bDRE SEPrVNTE l?ESOU!:CES l\IEPJ-: 'EE I?bE'ACT CN L4cI-I RE- SOURCE IS REL4TI'lELY SRLL, BUT ISHERE THE EFFECT OF TI-IE TOTAL OF "HOSE I!.PACTS OS THE E!??!ROKhE,NT IS SIGNIFIUXT. > DOES TEE PROJECT H4VE ENVIRON- CAUSE SUnSTnl\jTIAL .ADVERSE MENTAL EFFECTS 1't'l IICly IVILL EFFECTS ON IKBbIN BEINGS, ElTIER DIRECTLY OR IhDIRECTLY? Yes - Maybe - No 111.. GISCUSSION OF ENVIRO?3EENTAL EVNJJTION .. -7- r -. DISCUSSION OF mrJIROh?ENTIZL K”UAT10N (Continued) .. .. . .. , t .‘ *: .. DET;~lINATION. On the basis. of this initial evaluation; I find the proposed project COULT) KOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. - I find that althocgh the proposed project could have a significant effect on the environment, there will not be a significant effect in this CBS~ because the mitigation measures described on an attached sheet have bcen added to the project. A conditional negative declaration will I find the proposed project MAY have a significant effect on the environment, and an ENVIR0K"UU IblPACT REPORT is required. will be prepared. . *. . MITIGATING blFi4SURE.S (IF APPLICABLE) 8 .. . I. .- e -\ -* n I -- . ._ I) . .. . ! /. I I . ... 7 ._ -.. I. -- -I I- - i u!r' .. - 1 .. 1 I ,, I- . .. i I ... I .. . .. ... .__.. . I .. i 9, .- . . -. .. I' -. -7d.d eel-a' .. - .. a r -* I .. . .. .. .