HomeMy WebLinkAbout1995-04-11; City Council; 13101; Bio Industrial R & D Land UsesCL”Y OF CARLSBAD - AGE-A BILL
AB# ,?Jlo TITLE: r DEPT. HD. @?%-
MTG. h/W95 BIO INDUSTRIAL RESEARCH AND DEVELOPMENT CITY ATTY @
DEPT. PLN 5’+ PARKING - ZCA 94-05 CITY MGR.‘=
RECOMMENDED ACTION:
That the City Council ADOPT City Council Resolution No. ?S- 93 APPROVING the Negative
Declaration and INTRODUCE Ordinance No.NS-307 APPROVING the proposed zone code
amendment creating parking standards for bio industrial research and development.
ITEM EXPLANATlON
On February 15, 1995, the Planning Commission approved (7-O) a resolution recommending
approval of ZCA 94-05 to the City Council. This zone code amendment would create an
additional category of research and development (R 81 D) parking requirements for bio industrial
land uses. These land uses are currently parked as “industrial research and development” at
a ratio of 1 space for each 250 gross square feet of floor area. The proposed amendment would
create a new parking standard for bio industrial uses at a ratio of 1:300.
As part of the City’s enhanced economic development program, City staff is evaluating existing
ordinances and standards which impact business growth and development. Last year the City
received a request from a bio industrial firm which needed to add laboratory space within their
existing facility. Per the City’s parking ordinance, the proposed expansion would require the firm
to increase their existing parking. The concern posed by the firm was that City standards
mandate parking levels far in excess of what bio industrial research and development firms
require.
In the case of this particular firm, a significant number of excess on-site parking spaces already
existed. However, under the City’s current parking ordinance, an expansion or conversion of
use within the facility would require construction or acquisition of additional parking spaces off-
site. The firm requested that the City research the issue and if appropriate, consider modifying
the parking standard applied to bio industrial research and development to more accurately
reflect parking demand created for this type of use.
Staff conducted several surveys which resutted in the following conclusions:
1)
2)
3)
4)
Bio-industrial R & D companies are not labor intensive. Typical scenarios include large
laboratories with few employees.
Bio-industrial land uses are commonly parked by the industry at a ratio of 1:334.
Generally, other jurisdictions do not have separate parking categories for research and
development, nor for bio industrial R & D land uses.
Surplus parking exists on all bio industrial sites in the City.
As a result of these surveys, staff is recommending a conservative parking ratio of 1:300 which
will accommodate employee parking and a few visitor spaces. The proposed amendment is in
keeping with the General Plan by encouraging the economic growth of progressive, pollution-
free companies such as the bio industries. Surveys indicate that the proposed amendment is
adequate to accommodate future parking needs and that adverse impacts will not be created
on adjacent properties.
ENVIRONMENTAL REVIEW
On December 12, 1994, the Planning Commission recommended approval of the Negative
Declaration issued by the Planning Director. Since this amendment does not condone any site
specific development that would necessitate environmental review per the California \
PAGE TWO OF AGENDA BILL NO. 13; /o/
Environmental Quality Act, the Planning Director determined that no significant adverse
environmental impacts will result from this proposal.
FISCAL IMPACT
No direct fiscal impacts are anticipated.
EXHIBITS
1. Cii Council Resolution No. 9 S- 9.3
2. City Council Ordinance No. IV S - .‘? o 7
3. Planning Commission Resolution Nos. 3745 and 3746
4. Planning Commission Staff Report, dated February 15, 1995
5. Excerpts of Planning Commission Minutes, dated February 15, 1995.
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RESOLUTIONNO. 95-93
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION FOR A ZONE CODE AMENDMENT TO
AMEND TITLE 21 OF THE CARLSBAD MUNICIPAL CODE,
CHAPTER 21.44, CREATING A PARKING STANDARD FOR
BIO INDUSTRIAL RESEARCH AND DEVELOPMENT LAND
USES.
CASE NAME: BIO INDUSTRIAL RESEARCH AND DEVELOPMENT PARKING
CASE NO.: ZCA 94-05
WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
Commission did, on February 15,1995, hold a duly noticed public hearing as prescribed by law
to considei said request; and
WHEREAS, at said public heating, upon hearing and considering all testimony
and arguments, examinin g the initiaI study, analyzing the information submitted by staff, and
considering any written comments received, the Planning Commission considered all factors
relating to the Negative Declaration; and
NOW, THEREFORE, BE lT HEREBY RESOLVED by the City Council of the
City of Carl&ad as follows:
1. That the above recitations are true and correct.
2. That the findings and conditions of the Planning Commission Resolution
No. 3358, on file with the City Clerk and incorporated herein by reference constitute the
findings of the City Council in this matter and that the Negative Declaration is hereby approved.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the City
COUNCIL of the City of Carl&ad, pfornia, on the 11 th day of APRIL , 1995, by the
following vote, to wit:
AYES: Council Members Lewis, Nygaard, Kulchin, Finnila, Hall
NOES: None
ABSENT: None
ATTEST:
,
(SEAL)
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-.
ORDINANCENO. N&
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA AMENDING TITLE 21 OF
THE CARLSBAD MUNICIPAL CODE BY AMENDING
CHAPTER 21.44 CREATING A PARKING STANDARD FOR
BT0 INDUSTRIAL RESEARCH AND DEVELOPMENT LAND
USES.
The City Council of the City of Carlsbad, California does ordain as follows:
SECTION I: That Title 21, Chapter 2 1.44 of the Carlsbad Municipal Code is
amended by the addition of the following as Section 21.44.020(~)(2)(a):
“(a) Bio industrial research and development - One space/300 feet of gross
floor area.”
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause
it to be published at least once in a newspaper of general circulation within fifteen days after
its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council held on the of day , 1995 and thereafter
PASSEd AND ADOPTED at a regular meeting of said City Council held on
the - day of - 1995, by the following vote, to wit:
AYES:
NOES:,
ABSENT:
ATTEST: 1
CLAUDE A. LEWIS, Mayor
ALETHA L. RAUTENKRANZ, City Clerk
(SEAL)
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EXHIBIT 3
PLANNING COMMISSION RESOLUTION NO. 3745
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A NEGATIVE DECLARATION FOR A ZONE
CODE AMENDMENT To CREATE A PARKING STANDARD
FOR BIO INDUSTRIAL RESEARCH AND DEVELOPMENT.
CASE NAME: BIO INDUSTRIAL RESEARCH AND
DEVELOPMENT
CASE NO: ZCA 94-05
WHEREAS, the Planning Commission did on the 15th day of February, 1995, hold
a duly noticed public hearing as prescribed by law to consider said request, and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, examining the initial study, analyzing the information submitted by staff, and
considering any written comments received, the Planning Commission considered all factors
relating to the Negative Declaration.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission
as follows:
A) That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Planning
Commission hereby recommends APPROVAL of the Negative Declaration
according to Exhibit “ND”, dated December 12, 1994, and “PII”, dated December
5, 1994, attached hereto and made a part hereof, based on the following finding:
Finding:
1. The initial study shows that there is no substantial evidence that the project may have a
significant impact on the environment.
. . .
PC RESO NO. 3745
1 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
2 Commission of the City of Carlsbad, California, held on the 15th day of February, 1995, by the
3 following vote, to wit:
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AYES: Chairperson Welshons, &nmissioners Compas, Erwin, Monroy,
Nielsen, Noble and Savary
6 NOES:
7 ABSENT:
8 ABSTAIN:
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ATTEST:
Km4 WJZLSHONS, Chairperson
CARLSBAD PLANNING COMMISSION
Y MICHAEL J. HOLZMtiER
Planning Director
PC RESO NO. 3745
NEGATIVE DECLARATION
A copy of the Negative Declaration with supportive documents is on file in the Planning
Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public
are invited. Please submit comments in writing to the Planning Department within 30 days of
date of issuance. If you have any questions, please call Adrienne Landers in the Planning 1 Department at (6 19) 138- 116 1, extension 445 1.
DATED:
CASE NO:
CASE NAME-:
PUBLISH DATE:
DECEMBER 12, 1994
ZCA 94-05 Planning Director
BIOMED PARKING
DECEMBER 12, 1994
PROJECT ADDRESS/LOCATION: City of Carisbad, County of San Diego.
PROJECT DESCRIPTION: Proposed zone code amendment to create parking standards
for biomed research and development.
The City of Carlsbad has conducted an environmental review of the above described project
pursuant to the Guidelines for Implementation of the California Environmental Quality Act and
the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a
Negative Declaration (declaration that the project will not have a significant impact on the
environment) is hereby issued for the subject project. Justification for this action is on file in the
Planning Department.
a
2075 Las Palmas Drive l Carlsbad, California 92009-l 576 l (619) 436-l 16 1 @9
EC - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
BACKGROUND
CASE NO. ZCA 94-05
DATE: mber 5. 1994
1. CASE NAME: Biomed Parking
2. APPLICANT: City of Carl&ad
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2075 Las Palmas Drive
Carl&ad. CA 92009
4. DATE EIA FORM PART I SUBMITTED: N/A
5. PROJECT DESCRIPTION: Zone Code Amendment to create parkina standards for biomedical land
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an Environmental
Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental
Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical,
biological and human factors that might be impacted by the propoxd project and provides the City with information
to use as the basis for deciding whether to prepare an Environmental Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of
its aspects may cause a significant effect on the environment. On the checklist, “NO” will be checked to indicate
this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the project
may cause a sitmifican~ effect on the environment. The project may qualify for a Negative Declaration however,
if adverse impacts are mitigated so that environmental effects can be deemed insignificant. These fmdings are
shown in the checklist under the headings “YES-sig” and “YES-insig” respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under
DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation
for impacts which would otherwise be determined significant.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DJRECFLY OR INDIRFCI’LY: YES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Result in unstable earth conditions or
increase the exposure of people or property
to geologic haxards?
Appreciably change the topography or any
unique physical features?
Result in or be affected by erosion of soils
either on or off the site?
Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
Result in substantial adverse effects on
ambient air quality?
Result in substantial changes in air
movement, odor, moisture, or temperature?
Substantially change the course or flow of
water (marine, fresh or flood waters)?
Affect the quantity or quality of surface
water, ground water or public water supply?
Substantially increase usage or cause
depletion of any natural resources?
Use substantial amounts of fuel or energy?
Alter a significant archeological,
paleontological or historical site,
structure or object?
NO
x
x
x
x
x
x
x
x
x
x
x
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BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECI’LY OR JNDIRECpLY:
12.
13.
14.
15.
16.
Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)?
Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species?
Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
@XXh.IlCe?
Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects?
Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals?
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES
CW (insig)
17. Alter the present or planned land use
of an area?
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services?
x
X
x
x
x
NO
X --
x
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HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
3i.
32.
YES NO
WW
x
X
x
Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
Increase existing noise levels?
Produce new light or glare?
Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)? x
Substantially alter the density of the
human population of an area? x
Affect existing housing, or create a demand
for additional housing? x
Generate substantial additional t&i%? x
Affect existing parking facilities, or
create a large demand for new parking? x
Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods?
Alter waterborne, rail or air traffic?
x
x
Increase traffic haxards to motor
vehicles, bicyclists or pedestrians? x
Interfere with emergency response plans or
emergency evacuation plans? x
Obstruct any scenic vista or create an
aesthetically offensive public view‘? x
Affect the quality or quantity of
existing recreational opportunities? x
-4
\*
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MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRE~LY: YES NO
cmsig)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life species, cause a fish or wildlife
population to drop below self-suskning
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or en-
dangered plant or animal, or eliminate
imptant examples of the major periods
of California history or prehistory.
34. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will
endure well into the future.)
35. Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? (“Cumulatively con-
siderable” means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.)
36. Does the project hav. environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
x
x
x
x
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DISCUSSION OF ENVIRONMENTAL EVALUATION
This Zone Code Amendment will change the restrictions in Chapter 21.44 of the Carl&ad Municipal Code by
creating parking requirements for biomed research and development. No development will occur concurrent with
this amendment; future projects will be individually reviewed to evaluate environmental impacts.
Phvsical Environment
14.
5-8.
9-10.
11-16.
17.
18-19.
20-22.
23-24.
25.-30
31.
32.
33.
34-35.
This amendment is purely admi&rative and does not approve or condone any earthwork
Since this Zone Code Amendment is not project specific and does not involve development of any kind,
no impacts to air quality, climatological indices, or water flows or sources will result.
This administrative amendment will have no affects on any natural resources or energy reserves.
As this amendment to the Zoning Ordinance does not include or allow any site-specific development, no
impacts to historical, archeological, paleontological sites will result, nor will there be any affect on flora
or fauna in the City.
The proposed Zone Code Amendment has the potential to minimaUy change land uses in an area by
reducing the parking requirements for biomed research and development land uses. Biomed research and
development constitutes only a small percentage of industrial land in the city and the minor reduction in
parking proposed by this Zone Code Amendment is negligible.
Since no development is proposed with the amendment, there will be no affect on any public services
including, but not limited to, utilities and sewer systems.
As no site-specific development will be sanctioned through this amendment, there will be no impacts to
existing noise levels, light or glare. There will also be no release of hazardous substances or any risk of
upset.
This Zone Code Amendment has no affect on residential development and therefore will not impact the
population density or housing supply.
This Zone Code Amendment does not involve any site-specific development, and, as such, will not
generate any traffic, affect any emergency response plans, nor create any traffic hazards.
No development is proposed with this amendment and therefore there will be no effect on scenic vistas or public views.
No recreation opportunities will be impacted by this amendment, since no development is proposed.
See 11-16 above.
There will be neither short-term nor long-term affects to the environment because of this project since it
is purely administrative and does not involve any project development. No cumulative impacts will result
either.
4% \Jc
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36. As no development is proposed, and no affect on aesthetics will result, no direct or indirect impacts to
human beings are expected.
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ANALYSIS OF VIABLE ALTERNATIVES ‘IQ THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs,
c) alternate scale of development,
d) alternate uses for the site,
e) development at some future time rather than now,
f) alternate sites for the proposed project, aqd
g) no project alternative.
It has been determined through this initial study that this project will not have any signikant adverse impacts,
therefore, an alternative analysis is not warranted nor required.
DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
x I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
- I find that the proposed project COULD NOT have a significant effect on the environment, because the
environmental effects of the proposed project have already been considered in conjunction with previously
certikd environmental documents and no additional environmental review is required. Therefore, a Notice
of Detexmination has been prepared.
- I find that although the proposed project could have a significant effect on the environment, there will not be
a significant effect in this,case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative Declaration will be proposed.
- I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
w/~/ct*
Date ’
uco, 3 I ;A& -M
Signature
LIST MITIGATING MEASURES (IF APPLICABLE)
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE)
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APPLICANT CONCURRENCE WITH MITIGATING MEASURES .
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WlTH THE ADDITION OF THESE MEASURE!3 TO THE PROJECT.
Date Signature
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A ZONE CODE AMENDMENT, AMENDING
TITLE 2 1, CHAPTER 2 1.44, SECTION 2 1.44.020(c)(2), OF THE
CARLSBAD MUNICIPAL CODE, BY THE ADDITION OF
SUBSECTION 2 1.44.020(c)(2)(a) TO CREATE A PARKING
STANDARD FOR BIO INDUSTRIAL RESEARCH AND
DEVELOPMENT.
CASE NAME: BIO INDUSTRIAL RESEARCH AND
DEVELOPMENT PARKING
CASE NO: ZCA 94-05
WHEREAS, the Planning Commission did on the 15th day of February, 1995, hold
a duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Zone Code Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission
as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
recommends APPROVAL of ZCA 9445, according to Exhibit “X”, dated
February 15,1995, attached hereto and made a part hereof, based on the following
fmdings:
Findiues:
1. The proposed amendment is consistent with the various elements of the General Plan
by encouraging the economic growth of light, pollution-fi-ee industries that have
adequate parkiug facilities on site.
2. The proposed amendment will not cause adverse impacts on surrounding
development because bio industrial research and development laud uses are not
labor intensive; and, their parking demand is low and can easily be accommodated
on site.
3. The proposed amendment will be adequate to meet future parking demands as
evidenced by the parkiug surveys (Exhibits “A”-*D”) attached to the stuff report.
PC RESO. NO. 3746 -l- rq
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carl&ad, California, held on the 15th day of February, 1995, by the
following vote, to wit:
AYES: Chairperson Welshons, Commissioners Compas, Erwin, Monroy,
Nielsen, Noble and Savary
NOES:
ABSENT:
ABSTAIN:
Km4 WELSHONS, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HMZMtiER
Planning Director
F'C FtESO. NO. 3746 -2-
-
APPLICATION CObk, LETE DATE: EXHBlT 4
DATE:
TO:
FROM:
SUBJECT:
I.
NOVEMBER 30. 1994
PROJECT PLANNER: ADRIENNE LAN-DE
a @
STAFF REPORT 0 2
FEBRUARY 15, 1995
PLANNING COMMISSION
PLANNING DEPARTMENT
ZCA 94-05 - BIO INDUSTRIAL RESEARCH AND DEVELOPMENT
PARKING - Request for an amendment to Chapter 21.44 of the Carlsbad
Municipal Code, creating parking standards for bio industrial research and
development.
RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3745,
recommending APPROVAL of the Negative Declaration issued by the Planning Director and
ADOPT Planning Commission Resolution No. 3746, recommending APPROVAL of ZCA
94-05, based on the findings contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed zone code amendment would create an additional category of research and
development parking requirements for bio industrial land uses. These land uses are
currently parked as “industrial research and development” at a ratio of one space for each
250 square feet of gross floor area. The proposed amendment would create a new parking
standard for bio industrial uses at a ratio of 1:300.
Recently, Community Development was approached by a bio industrial firm requesting that
the City reconsider the parking standards applied to bio industrial research and development
(R & D) firms. It was suggested that the City’s current parking requirement of 1250 was
too high and could be lowered to 1:333 to more accurately reflect actual parking demands.
A parking survey was submitted to substantiate the request.
Subsequently, staff performed an independent suIvey of additional bio industrial firms as
well as other cities to analyze existing parking requirements for this type of industrial land
use. Manufacturing and warehouse requirements for parking were also surveyed at the same
time to determine how Carlsbad compared with other cities. Present parking requirements
for R & D, manufacturing, and warehouse uses in Carlsbad are as follows:
ZCA 94-05 BIO INDUSTRIAL RESEARCH & DEVELOPMENT PARKING
FEBRUARY 15,1995
PAGE 2
II LAND USE I EXISTING PARKING RATIOS
R&D 1250 square feet of gross floor area
MANUFACTURING 1:400 square feet of gross floor area plus one stall for each vehicle used in conjunction with the use.
WAREHOUSE 1:lOOO feet of gross floor area plus one stall for each
vehicle used in conjunction with the use.
III. ANALYSIS
1. Is the proposed zone code amendment consistent with the General Plan?
2. Would the proposed zone code amendment adversely impact industrial development
in the business parks?
3. Will the proposed parking requirement be adequate to meet expected demand?
Discussion
1. Consistencv with the General Plan
The proposed zone code amendment is consistent with the vision, goals, and programs of
the General Plan. One of the vision statements of the General Plan is “A City committed
to the economic growth of progressive commercial and industrial businesses...” Supporting
this vision is a goal in the Land Use Element that sees Carlsbad as “A City which develops
an industrial base of light, pollution-free industries...” As an implementing program,
industrial developments are to be located on sites with adequate parking. All of these
statements support the concept of an economically progressive community with adequate
and reasonable parking standards.
To implement the General Plan Vision, the City recently authorized staff to develop an
Economic Development Strategic Plan to “initiate and continue programs and procedures
which contribute toward the economic development of the entire City.” Some of the City’s
current economic development efforts have focused on the “bio industries” (biotech,
biopharmaceutical, biomedical) as a desirable industry to encourage in the community. The proposed zone code amendment is in keeping with these goals by creating fair and
reasonable standards which recognize the lower parking demand for bio industrial research
uses. The proposed parking standard helps encourage the development of biomed/biotech
industries in Carlsbad and also allows the City to maintain a competitive edge when vying
for bio industrial firms interested in locating in the area.
The issue of adequacy of the proposed parking ratio is discussed below.
ZCA 94-05
BIO INDUSTRIAL RESEARCH & DEVELOPMENT PARKING
FEBRUARY 15,1995
2. Imuacts to Industrial kveloument
The proposed zone code amendment will not create adverse parking impacts on other
development projects in the industrial parks. Staff surveyed bio industrial sites in the City
and determined that at each location there were surplus parking spaces available. The
results of this survey can be seen on Exhibit “A”. This excess parking occurred even when
a business had a large number of employees. Although staff cannot be positive that parking
shortages won’t occur, that situation seems very unlikely.
There are two reasons why the surplus parking condition has occurred. First, bio industrial
companies are not labor intensive. Second, the city’s parking requirement addresses a more
labor intensive office use rather than the less intense bio industrial use.
According to the various bio industrial firms surveyed as well as independent field surveys
by staff, research and development branches of bio industrial companies have few
employees requiring large amounts of work space. As a typical scenario, businesses begin
with a few researchers conducting experiments in laboratories. These labs are designed to
accommodate extensive testing areas, and specialized equipment with a small staff
conducting experiments. Approximately 8-10 years later, after extensive testing and
approvals by the Federal Drug Administration, a company begins manufacturing products (drugs or devices). Typically, the company then acquires another site to construct the
specialized structure and equipment necessary to manufacture the products. At this point,
the process may then begin to become more labor intensive.
As mentioned earlier, the City does not have a specific parking requirement for &
industrial research and development. Instead, these uses are parked as general R & D
which is the same as the office ratio of 1250. None of the cities surveyed have a separate
category for biomed R & D. Like Carlsbad, they also park these uses as general office.
The survey below indicates that, at 1250, Carlsbad has one of the more restrictive standards
for office parking and therefore, also one of the more restrictive standards for biomed R &
D parking.
OFFICE PARKING
# Cities Surveyed
16
1:250 MOO Other
5 3 8
Although the City was requested to consider a 1:333 parking ratio for biomed research and
development, -staff is recommending that a more conservative figure of 1:300 be approved.
This recognizes the lower parking demand for biomed uses, yet still allows staff the flexibility
to monitor the situation to determine if parking shortages occur. As the attached survey
(Exhibit “B”) indicates, Carlsbad also has one of the more restrictive requirements for
manufacturing uses. Staff is not recommending any changes to this standard. When bio
industrial firms come in as a manufacturing use, they will be required to comply with the
current requirement of 1:400 as noted above.
-
ZCA 94-05
BIO INDUSTRIAL RESEARCH & DEVELOPMENT PARKING.
FEBRUARY 15,199S
PAGE 4
After evaluating the surplus parking at existing bio industrial sites staff does not believe that
the proposed parking ratio will have adverse impacts in the industrial parks. The only
businesses exhibiting congested parking are those of labor-intensive assembly firms which
manufacture other products. At this time, because Carlsbad has one of the more restrictive
manufacturing parking ratios, staff is not recommending any changes. Instead of penalizing
the majority of manufacturing firms by requiring higher ratios, staff is recommending that
impacted firms examine the use of vans, shuttles, and shift work while the City examines the
enforcement of red curb violations.
3. Adeauacv of Proposed Reauirement
The proposed parking requirement of 1:300 is adequate to meet future parking demands.
Staff arrived at this requirement by surveying bio industrial firms in San Diego (Exhibit “D”)
and examining the ratio of lab employees to R & D lab square footage which equated to
1:334. Using this information as a base, staff then surveyed bio industrial sites in Carlsbad
and determined that there were surplus spaces on all sites. This survey supported the 1:334
ratio; however, to accommodate potential visitor parking, staff is recommending a more
conservative requirement of 1:300. This standard will adequately accommodate future
parking demands created by both R & D bio industrial employees as well as on site visitors.
Iv. ENVIRONMENTAL, REVIEW
Because the proposed zone code amendment does not condone any site specific
development that would necessitate environmental review per the California Environmental
Quality Act, the Planning Director determined that no significant adverse environmental
impacts will result from this proposal and has, therefore, issued a Negative Declaration on
December 12, 1994.
v. SUMMARY
The proposed zone code amendment is consistent with the visions, goals, and programs of
the General Plan will not cause adverse impacts to the surrounding development, and will
be adequate to meet future parking demands. Therefore, staff recommends approval of
ZCA 94-05.
ZCA 94-05
BIO INDUSTRLAL RESEARCH & DEVELOPMENT PARKING
FEBRUARY 15,1995 PAGE 5
ATI’ACHMENTS
1. Planning Commission Resolution No. 3745
2. Planning Commission Resolution No. 3746
3. Exhibit “A”, Parking Space Survey
4. Exhibit “B”, Parking Ratio Comparisons
5. Exhibit “C”, Different Parking Ratios
6. Exhibit “D”, San Diego Bio Industrial Parking Ratios
ADL& JANUARY 17.1995
EXHIBIT “A”
NUMBER :VACAW
CONkANY OF SPACES dN: -kPE OF
EMPLOYEES 111 a & l/20195 BUStNESS
@lOAM
(1) Beckman instruments
2470 Faraday 220 106 Manufacturer of clinical diagnostics
(4 BLOCK Medical Manufacturer of home infusion prod-
5957 Landau Court 250 88 ucts for antibiotics
(3) Calcitek
2320 Faraday 110 25 Manufacturer of dental implants
(4) Don Joy
2777 Loker Ave. West 200 61 Manufacturer of orthopedic braces
(5) Dyna Med. Corporation 160 119 Manufacturer of emergency care
6300 Yarrow products
(6) Immune Response Corp. Biopharmaceutical research, develop-
5335 Darwin Court 60 87 ment and manufacturer for treatment
of HIV
(7) Isis Pharmaceuticals 110 68 Pharmaceutical research and develop-
2292 Faraday ment
(8) LMD Laboratories c10k l Manufacturer of diagnostic products
2792 Loker Ave. West
(9) Mallinckrodt Med. Devices Manufacturer of plastic surgical parts
6010 Avenida En&as 35 7
(10) MarDx Diagnostics
5919 Farnsworth 35 44 Manufacturer of diagnostic test kits
(11) Medica
2382 Camino Vida Roble
(12) Microbics
2232 Rutherford
10 l
21 25
Manufacturer of medical test kits for
labs and hospitals
Environmental testing methods
(13) Ontogen Corporation
2325 Camino Vida Roble 15 16
Developer of therapeutic drugs to
treat cancer and diseases of the
immune system
(14) Puritan-Bennett
2200 Faraday 507** Manufacturer of life support systems
(15) SD Clinical Research 18 * Medical Research
5451 Avenida Encinas
(16) Seltzer Chemical
5931 Priestly 25 37 Chemical distributor
(17) vista Biologicals
2120 Las Palmas 6 * Provider of monoclonal antibody and
recombinant protein production purifi-
oation services
*Due to the small size of the company and its shared location, it was not ppossible to determine the number of vacant
parking spaces allocated to this company.
**Developer installed 200 parking spaces more than required. Exlsting building and parking constitute Phase I of three
phases.
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Exhibit “C
EXAMPLES OF PARKING SPACES FOR 10,000 SQ. FT. BUILDING
AT DIFFERENT PARKING RATIOS
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Ia u .2 .a LL =C 32
EXHBIT 5 20RRECTED
PLANNING COMMISSION February 15, 1995
in Stated that he voted against the project in 1991. However,
e Barrett has taken the initiative to recognize there may be
PAGE 4
Commissioner Compas likes
ACTION: Motion was made
Commission Res n, and duly seconded, to adopt Planning
, recommending approval of CT 90-05(B)
the conditions contained therein.
ielsen, Noble, and
2. ZCA 94-05 - BIO INDUSTRIAL RESEARCH AND DEVELOPMENT PARKING - Request for
recommendation of approval for a Negative Declaration and an amendment to Chapter 21.44 of the
Carlsbad Municipal Code, creating parking standards for bio industrial research and development.
Chairman Welshons stated that if the Commission recommends approval of this item, it will be forwarded
to the City Council for their consideration.
Adrienne Landers, Senior Planner, reviewed the background of the request and stated that the City is the
applicant on this proposal. She stated that this ZCA is being proposed to create a parking standard of
1:300 for bio industrial research and development land uses. A few months ago, the City received a
request to reduce the parking requirement for this land use from one parking space for each 250 gross s.f.
to one parking space for each 333 gross s.f. The particular firm making this request stated that the current
requirement of 1:250 creates a number of impacts on this industry in Carlsbad. First, it results in surplus
parking with sometimes as many vacant spaces as the firm has employees. Often, such firms can’t expand
their facilities because they don’t have room on the site even though they have plenty of vacant parking
spaces. This, in turn, creates an economic impact by requiring them to put in parking improvements that
they don’t need. After analyzing the parking demands, parking ratios, and facility operations, staff is
recommending a 1:300 parking requirement for this type of land use. This land use is currently parked at a
ratio of 1:250.
The proposed zone code amendment is consistent with the goals of the General Plan by encouraging the
growth of economically progressive and pollution-free businesses in Carlsbad. Recently, the City adopted
an economic development strategy to implement these General Plan goals. In doing so, they focused on
the bio industries as desirable businesses to promote in the community. The proposed parking
requirement is in keeping with these goals by creating fair and reasonable development standards. This
also allows the City to maintain some edge when competing with other cities for bio industries interested in
locating in the area.
The proposed amendment will adequately meet future parking demands for bio industrial land uses.
Parking surveys which staff conducted of these types of businesses indicate an average parking ratio of
1:334. Staff then surveyed such sites in Carlsbad and found vacant parking spaces available on each of
the sites. This indicated that since the parking spaces were not utilized, the present parking requirement
was a little high. The proposed ratio of 1:300 allows for employee parking and a few visitor spaces. Even
at that ratio (1:300), excess parking spaces will probably still be available. In addition, the proposed
amendment will not create adverse impacts on adjacent sites. Surplus parking exists on all such sites in
the City. Bio med firms have a low parking demand because they are not labor intensive. Typically, this
kind of business has large labs with a few researchers running tests. This scenario usually lasts for a few
MINUTES 3’
PLANNING COMMISSiON February 15, 1995 PAGE 5
years before a company begins, if ever, to manufacture products. When this does occur, they typically
move on to a larger structure to handle the specialized equipment. When bio firms come in as a
manufacturing use, they will be required to comply with the parking requirement of 1:400. She showed
slides of some bio industrial sites in Carlsbad.
Commissioner Noble inquired if the surplus parking areas can now be developed with structures. Ms.
Landers replied yes.
Commissioner Nielsen inquired if the parking surplus might have been caused by companies who
downsized during the recession. Ms. Landers replied that some of the parking surplus was caused by a
reduction in forces. However, even if personnel at these sites were doubled, there would still be a surplus
of parking. She directed attention to Exhibit “A” which shows the number of employees and the number of
parking spaces. Staff is proposing a conservative ratio of 1:300 whereas the average is actually 1:334.
Staff plans to monitor the parking situation.
Commissioner Compas inquired if, in staffs discussion with the various bio research companies, they felt
that the 1:300 ratio would be adequate. Ms. Landers replied yes.
Chairman Welshons inquired if the definition “bio” is subject to interpretation. She would like to know how
R&D is defined and how it differs from manufacturing. Ms. Landers replied that during the initial review,
staff asks each applicant what areas will be used for R&D, warehouse, manufacturing, office, etc. Each
land use has a different parking ratio.
Chairman Welshons asked if staff feels there may be gray areas where someone would want to be
classified as bio just to get the best parking ratio. Ms! Landers replied that there is no strict definition of bio
industrial. Staff would have to rely on the applicant’s word when they say how they will use the area.
Commissioner Monroy thinks there should be ways to require carpooling and other means of transporting
employees to and from the job site. Ms. Landers replied that is the goal. If it is too easy, people drive their
cars. If it is more difficult, they may find other means of transportation.
Chairman Welshons opened the public testimony and issued the invitation to speak.
There being no persons desiring to address the Commission on this topic, Chairman Welshons declared
the public testimony closed and opened the item for discussion among the Commission members.
ACTION: Motion was made by Commissioner Noble, and duly seconded, to adopt Planning
Commission Resolution No. 3745, recommending approval of the Negative Declaration
issued by the Planning Director and adopt Planning Commission Resolution No. 3746,
recommending approval of ZCA 94-05, based on the findings contained therein.
VOTE: 7-O
AYES: Chairman Welshons, Commissioners Compas, Erwin, Monroy, Nielsen, Noble, and
Savary
NOES: None
ABSTAIN: None
MINUTES 3a
. c
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the principal clerk of the printer of
a newspaper of general circulation, printed and
published daily in the City of Oceanside and qualified for
the City of Oceans-de and the North County Judicial district with substantial circulation in Bonsall, Fallbrook. teucadia, Encinitas, Cardiff, Vista and Cartsbad, County of San Diego, and which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of San Diego, State of California, under the date of June 30.1989, case number 171349; that the notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
/7Qh-&a a /Y-J’
I certify (or declare) under penalty of perjury that the foregoing is true and correct.
Dated at Oceanside,Califomia. this -day of .
IT&;2 -----m-----w---
BLADE-CITIZEN
Legal Advertising 1722 South Hill Street . . .,: P.O. Box 90 Oceanside, CA 92054 (619) 433-7333
This space is for the County Clerk’s Filing Stamp
Proof of Publication of
I
! thl
Cc c; 1’
d Ci bi C
F 2
NOTICE 1s HEREBY GIVEN that the city Council of ppl e city of C&&d will hold a public hearing at the City e Ci ,uncil Chambers, 1200 Carlsbad Village DrIveI 3unl arlsbad California, at 6:oO p.m., on Tuesday, arls Apn! “1
995 to’consider a request for approval of a negative 995 ecl&on and amendment to Chapter 21.44 of the ecli &bad Municipal Code to create parking standards fo’ arls io indusma\ re$.eardl ana OBVOIUIJII~~~Q~ -a’ -i’G ““J “’ io indusmal research and development In the CltY of
arlsbad. lf you have any questions regarding this matter,
,\ease Cal\ Adrienne Landers in the planning Depamner
It (619) 438-1161) extension 4461
Zone Code Amendment in court, YOU may be limited to
lf you challenge the Negative Declaration and/or
rdsing only those issues raised bY You or,some?ne e!3 a the public hearing described in this nobce or In wrK cor~pon&nce delivered to the City.of Car\sbad City
CleNs otfice at, or prior to, the pubhc hearing.
-
NOTICE OF PUBLIC HEARING
ZCA 94-5
BIO INDUSTRIAL RESEARCH AND DEVELOPMENT PARKING
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m., on Tuesday, April 11, 1995, to consider a request for approval of a negative declaration and amendment to Chapter 21.44 of the Carlsbad Municipal Code to create parking standards for bio industrial research and development in the City of Carlsbad.
If you have any questions regarding this matter, please call Adrienne Landers in the Planning Department, at (619) 438-1161, extension 4451.
If you challenge the Negative Declaration and/or Zone Code Amendment in court, you may be limited to raising only those issues raised by you or someone else at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad City Clerk's Office at, or prior to, the public hearing.
PUBLISH: March 31, 1995 APPLICANT: City of Carlsbad CARLSBAD CITY COUNCIL
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will
hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad,
California, at 6:00 p.m. on Wednesday, February 15, 1995, to consider recommendation
of approval of a Negative Declaration and an amendment to Chapter 21.44 of the
Carlsbad Municipal Code, creating parking standards for bio industrial research and
development throughout the City of Carlsbad.
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Copies of the staff report will be available on and after February 9, 1995. If you
have any questions, please call Adrienne Landers in the Planning Department at (619)
436-1161, ext. 4451.
If you challenge the Negative Declaration and/or Zone Code Amendment in court, you
may be limited to raising only those issues you or someone else raised at the public
hearing described in this notice or in written correspondence delivered to the City of
Carlsbad at or prior to the public hearing.
CASE FILE: ZCA 94-05
CASE NAME: BIO INDUSTRIAL RESEARCH & DEVELOPMENT PARKING
PUBLISH: FEBRUARY 3, 1995
CITY OF CARLSBAD
PLANNING COMMISSION
ALVd
TO: CITY CLERK’S OFFICE
(Form A)
FROM: PLANNING DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached arc the materials necessary for you to notice
ZCA 94-05 - Bio Industrial Research & Development Parking
for a public hearing before the City Council.
Please notice the item for the council neetlng of
.
Thank you.
Public Hearing
Assistant City Man-
March 17, 1995 Oate
ZCA 94-05 - Bio Industrial Research &
Development Parking
LABELS
GEORGE W MANNON SUPT
CARLSBAD UNIF SCHOOL DIST
801 PINE AVENUE
CARLSBAD CA 92008
SAN MARCOS SCHOOL DIST ENCINITAS SCHOOL DIST
1290 W. SAN MARCOS BLVD 101 S RANCH0 SANTA FE RD
SAN MARCOS CA 92069 ENCINITAS CA 92024
LEUCADIA-COUNTY WTR DIST VALLECITOS WTR DISTRICT
1960 LA COSTA AV 788 SAN MARCOS BLVD
CARLSBAD CA 92009 SAN MARCOS CA 92069
ICIPAL WATER DIST
CITY OF ENCINITAS CITY OF OCEANSIDE
505 S. VULCAN AV 300 N HILL ST
ENCINITAS CA 92024-3633 OCEANSIDE CA 92054
CITY OF SAN MARCOS
105 W RICHMAR AVE
SAN MARCOS CA 92069
CITY OF VISTA
PO BOX 1988
VISTA CA 92085
SAN DIEGO COUNTY, Dept.
5201 RUFFIN RD STE “B”
SAN DIEGO CA 92123
CALIF DEPT OF FISH & GAME
330 GOLDENSHORE #50
LONG BEACH CA 90802
ART0 J. NUUTINEN
4920 CAMPUS DR
NEWPORT BEACH CA’ 92660