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HomeMy WebLinkAboutV 360; Palomar Ventures; Variance (V)APPLICATION SUBMITTAL DATE: MAY 3, -784 DATE : TO : FROM : SUBJE I. It is T: STAFF REPORT July 25, 1984 Planning Commission Land Use Planning Office SDP 84-4/V-360 - PALOMAR VENTURES - &quest for approval of a site development plan and a variance for the construction of two research and development buildings at the northwest corner of Palomar Airport Road and Avenida Encinas in the P-M-Q zone. RECOMMENDATION recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution Nos. 2326 and 2327 APPROVING SDP 84-4 and V-360 based on the findings and subject to the conditions contained therein. I1 . 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 AT&SF Railroad right-of-way is located to the west. A site development plan for a tourist-commercial facility is being considered at this same meeting for the property to the east. The two proposed buildings will have a combined area of approximately 68,222 square feet. These two buildings will be tilt-up buildings with a maximum height to 28 feet. The applicant is proposing to provide 228 parking spaces with a ratio of one parking space for every 300 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 50 feet to 2 feet. As shown by Exhibit "H" 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 8 Palomar Airport Road. Palomar Airport Road has excessive right- of-way in this area. If Palomar Airport Road is widened to major arterial standards with a 102 foot right-of-way there would still be 35 feet between the edge of the right-of-way and the southerly edge of the property. A 50 foot setback on top of this would result in an 85 foot setback. On July 14, 1982 the Planning Commission approved this same request on the subject property. One of the conditions of the original approval stated that the approval shall become null and void if building permits are not issued within one year from the date of approval. Since the applicant did not attempt to secure a building permit until this year the project's approval expired. The applicant is now requesting approval of the same project which has been slightly modified to conform with the revised Planned Industrial Zone's Development Standards. 111. ANALY S IS Plannins Issues 1) Is the site adequate in size and shape to accommodate 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 not 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 DeveloDment Plan Staff feels that the site is adequate in size and shape to accommodate the proposed use. As shown by Exhibit "A" 228 parking spaces will be provided on-site resulting in a parking ratio of one space for every 300 gross square feet of building area. The P-M zone only requires one parking space for every 400 gross square feet of floor area. -2- 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 slope adjacent to Palomar Airport Road will be heavily landscaped to screen the roofs of the buildings from motorists on Palomar Airport Road. In addition, all of the rooftop equipment will be located on the northern portion of the buildings and covered with a view obscuring screen. The loading doors facing out towards Avenida Encinas will be at the bottom of a heavily landscaped, 18 foot high slope. This is clearly shown on Exhibits "F" and "H". The proposed research and development buildings will have various textures of concrete and metal fascia in an attempt to make them compatible with the proposed commercial development to the east. In addition, the parking adjacent to Avenida Encinas will be screened by a heavily landscaped slope in the southern portion of the property and a mounded landscape buffer in the northern portion of the property. Variance As mentioned previously, the applicant is requesting a variance to reduce the setback adjacent to Palomar Airport Road from 50 feet to 2 feet. Staff believes that there are extraordinary circumstances applicable to this property that justify the requested setback reduction. The intent of the 50 foot setback along major arterials is to provide a landscape buffer along the street frontage. As shown on Exhibit "H" , 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 approximately 25 feet and a width of 60 feet from the existing edge of Palomar Airport Road to the southerly property boundary. As mentioned previously, even if Palomar Airport Road was widened to major arterial standards with a 102 foot right-of- way, there would still be approximately 35 feet of excess right- of-way in this area (see sections A-1 and B-1 of Exhibit "H"). Staff and the applicant believe that this excessive right-of-way may have been required at some time in the past by the California Department of Transportation. Staff believes that there is no need for this excessive right-of-way at the present time, but feels that the City should hold on to it just to be on the safe side due to the rapid amount of growth in this portion of the City. As shown by Exhibit "H" , the bulk of the proposed buildings will not be visible from Palomar Airport Road because of the existing slope. All of the roof equipment will be located on the -3- northern portion of the building and completely screened from view. In addition, one of the conditions of approval for this project requires that the applicant enter into an agreement to heavily landscape and maintain the area between his southerly property boundary and Palomar Airport Road. Staff does not know of any other properties in the vicinity that are required to provide an 85 foot setback from a major arterial which they have no access from. In addition, this site is bisected by a twenty foot wide sewer easement which puts constraints on the location of buildings on this site. This easement has 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 affect the comprehensive general plan. As mentioned previously, approval of this variance will not prevent Palomar Airport Road from being widened to major arterial standards. The approval of this variance will not have a detrimental affect on other properties in the vicinity. The architectural treatment of the buildings along with the landscaping and mounding in front of the parking area will make this project compatible with the proposed commercial development to the east. In summary, staff believes that the site is adequate in size and shape to accommodate the proposed use and that the proposed use will be compatible with existing and future uses in the vicinity. In addition, staff believes that the four findings necessary to grant a variance can be made and recommends approval of the requested site development plan and variance. 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 June 21, 1984. ATTACHMENTS 1) Planning Commission Resolution Nos. 2326 and 2327 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Reduced Exhibits 7) Exhibits "A" - 'IG" , dated June 26, 1984 MH : bw 7/12/84 -4- LOCATION MAP - PALOMAR VENTURES 4 - SDP 84-4 I V-360. -. BACKGROUND DATA SHEET CASE No: SDP 84-4/V-360 APPLICANT: Palomar Ventures REQUEST AND Ix>cATIoN: Approval of a site developnent plan and a variance for a setback reduction to allow construction of two buildings on the northwest corner of Palomar Airport Fbad and Avenida Encinas. LEGAL DESCRIPTION: All that portion of Lot "H" of Rancho Agua Hedionda accord- ing to Map 823 filed Novenber 16, 1896. APN: 210-170-04 Acres 4.27 proposed No. of I;ots/Vnits 1 GENERAL PLAN AND ZONING Land Use Designation P-I Density Allowed N/A Density Proposed N/A Existing Zone H-Q Proposed Zone N/A Surrounding Zoning and Land Use: Zoninca Land Use Site P-M-Q North P-M Vacant Industrial south c-1 Vacant/Gas Station East C4! Vacant West R-A-10,000 PUBLIC FACILITIES Vacant School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated May 4, 1984 ENVI- IMPACT ASSESSMENT X Negative Declaration, issued June 21, 1984 - E.I.R. Certified, dated Other, I 7 14/2 93- 2 2 2 2 TdephOn8 Mrrakr NEWPORT NATIONAL CORPORATION Name 31877 Del Obispo St., Ste. 211 San Juan Capistrano, CA 92675 .. BUS-. -8.8 .- 7I4/49'3-22 22 T8lOphon. . . r' .. . .. venturm, corpor.tion, syndication) 714/493-2222 Td8phon8 Hal: Telephone Sumber 31877 Del Obispo St.', Ste. 211 San Juen Capistrano, CA 92575 %sinass Address 714/493-2222 Telephom Nmbu Teleplmne Xumber Donald P. ghiley q.0. Box 207, Paurna,Valiey, CA 420G1 I/Wc daclc-8 urder pcrulty Of parjury tht tha inforreation contained in this dis- closure is t,y. urd correct and that it vi11 rrnuin true and correct ad may be relied upon as baing true and Correct until a31.nded. L DEVELOPMENTAL SERVICES LAND USE PLANNING OFFICE NEGATIVE DECLARATION 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008-1 989 (619) 438-5591 PWUECT ADDRESS/LX?iTION: and Avenida Encinas. Northwest corner of Palamar Airport €bad DESCRIPTION: Site Development Plan and a Variance for the construction of two office-industrial buildings. The City of Carlsbad has cnnducted an envirornnental review of the above described project pursuant lm the Guidelines for Implementation of the California Environmental 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 impact on the environment) is hereby issued for the subject project. Land Use Planning Office. As a result of said Justification for this action is on file in the A cow of the Negative Declaration with supportive documnts is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Curmnents fran the public are invited. Please suhit oomnents in writing to the Land Use Plannirq Office within ten (10) days of date of issuance. DATED: June 21, 1984 CASE NO: SDP 84-4/V-360 APPLICANT: Palmar Ventures Land Use Planning Manager PUBLISH WTE: June 27, 1984 ND-4 5/8 1 @ Q Q 9 Q (s 1 I 1 i ,WEST ELEVATION 1/8?1 80 70 60 50 80 70 60 50 I E ORIQINAL OROUHD I RETAINING WALL 1 R CROSS SECTION B 91 80 70 60 50 I CRIB WALL-' CROSS SECTION 8-1 E. BLDG. A c CROSS SECTION A 80 70 60 50 80 70 60 50 80 70 60 50 RET- WALL-' I rl CROSS SECTION A-1 80 70 60 50 CROSS - SECTIONS