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HomeMy WebLinkAbout2002-07-17; Planning Commission; ; CUP 02-02 - PUBLIC WORKS MATERIALS STORAGE.e City of Carlsbad Planning 'Qepartm, A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: July 17, 2002 Item No.@ Application complete date: February 15, 2002 Project Planner: Michael Grim Project Engineer: Don Wasko SUBJECT: CUP 02-02 -PUBLIC \VORKS l\lATERIALS STORAGE -Request for a Conditional Use Permit to allow the temporary use of vacant property as a materials storage area for Public \Vorks repair and maintenance activities throughout the City, on property generally located at the southwest comer of Palomar Oaks \Vay and the future Carrier Avenue, in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5235 APPROVING the Mitigated Negative Declaration and Mitigation 1\-fonitoring and Reporting Program issued by the Planning Director, and ADOPT Planning Commission Resolution No. 5236 APPROVING Conditional Use Permit CUP 02-02, based upon the findings and subject to the conditions contained therein. IT. INTRODUCTION The proposal involves the use of two vacant lots for temporary storage of materials associated with Public Works repair and maintenance projects. The lots are owned by the City and are currently vacant. The project would also involve the construction of an all-weather access road to serve the property. The proposed storage yard conforms ,vith all applicable regulations and staff has no issues with the proposal. ID. PROJECT DESCRIPTION AND BACKGROUND The City of Carlsbad Public \Vorks -iv1aintenance Department is requesting approval of a Conditional Use Permit to allow the use of vacant property as a temporary materials storage yard. The project site would encompass two parcels located west of the McClellan-Palomar Airport at the northern terminus of Palomar Oaks Way and its intersection with future Carrier Avenue. The site is designated Planned Industrial (PI and P-iv1) in both the City's General Plan and the Zoning Ordinance. To the south of the site are graded industrial pads fronting on Dryden Place. To the east of the site, across Palomar Oaks \Vay, are a mini-storage facility and the McClellan-Palomar Airport. North and west of the site are vacant, undeveloped industrial lots owned by the City and part of the City golf course site. Due to the topography, the site is not visible from the public street or the adjacent graded pads. The proposed materials storage yard would cover approximately one and one-half (1.5) acres of the 5.84 acre site. The relatively level site has been used for illegal dumping in the past and is mostly clear of vegetation. There are some areas of disturbed native habitat within the property 0 CUP 02-02 -PUBLIC w&s MATERIALS STORAGE - July 17, 2002 Page2 boundaries, however these areas are outside of the proposed footprint of the storage yard. As shown on Exhibit "A", dated July 17, 2002, the actual storage yard would measure approximately 220 feet by 180 feet and would be surrounded by a chain link fence with slats to provide screening. The storage yard would be used to temporarily store materials derived from the repair and maintenance of streets, underground lines, and parks. The materials to be stored include asphalt, concrete, dirt, pipes, valves, green waste, and similar items. No hazardous materials would be stored at the yard. All stored materials would be accumulated on-site and then taken to their appropriate destination (e.g. recycling center, landfill, etc.). In addition to the open storage of asphalt, concrete and other building materials, the yard would include three bins for the storage of trash, green waste, and metals. The site would incorporate Best :Management Practices (BMPs) to address off-site erosion and pollutant discharge. The project is conditioned to prepare a Storm Water Pollutant Prevention Plan prior to occupancy of the site to confirm that BMPs are being used. The storage yard would be served by an all- weather access road off of Palomar Oaks Way, portions of which are asphalt and decomposed granite. Due to the fact that no employees would work within the yard, the only traffic generated by the use would be delivery and removal of stored materials. Currently, the Public \Vorks Department is using the Carlsbad Municipal Water District (CMWD) yard for storage of these materials; however the ability to use that yard ·will expire shortly. It is anticipated that the proposed temporary materials storage yard would be needed for three (3) years, at which time the Public \Vorks Department would have a permanent site for materials storage. The Public Works 1faterials Storage project is subject to the following regulations: A. General Plan; B. Comprehensive Land Use Plan for the McClellan-Palomar Airport; C. Carlsbad Airport Centre Specific Plan (SP 181(C)); D. Planned Industrial (P-M) Zone (Chapter 21.34 of the Zoning Ordinance); E. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance); E. Grmvth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); and F. Zone 5 Local Facilities Management Plan. IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project consistent with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. CUP 02-02 -PUBLIC w&s MATERIALS STORAGE - July 17, 2002 Page3 A. General Plan The Public Works Materials Storage project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the storage yard request are the Land Use, Noise, Open Space and Conservation, and Public Safety elements. Table I below indicates how the project complies with these particular elements of the General Plan. TABLE 1-GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Proposed Use and Compliance Objective or Program Improvements Land Use The site is designated for Planned The proposed storage yard is Yes Industrial uses. consistent with industrial uses. Noise Encourage the development of Proposed outdoor storage use compatible land uses and restrict would not have any resident Yes incompatible land uses employees and a noise notice surrounding airport facilities. and avigation easement are required prior to occupancy. Open Space and Preserve, protect, and enhance All native habitat on-site will be Conservation those areas that provide unique staked and flagged to preclude Yes and special open space functions. encroachment and disturbance. Public Safety Require new development to The proposed storage yard provide all-weather access roads would be served by an all-Yes prior to placement of combustible weather access road and an materials on site. outdoor storage plan must be reviewed and approved by the Fire Marshal prior to occupancy. B. Comprehensive Land Use Plan for McClellan-Palomar Airport The project site is located within the Airport Influence Area of the McClellan-Palomar Airport and, therefore, is subject to the provisions of the Comprehensive Land Use Plan (CLUP) for that airport. The project site is located within the Flight Activity Zone, which limits both the allowed building height and occupancy of the project. Since no structures are proposed and no permanent employees would be on-site, the proposal complies with the restrictions of the Flight Activity Zone. The project site is also located within the over 75 dBA CNEL aircraft noise contour. The allowable uses within this noise contour include storage areas. In accordance with the requirements of the CLUP, the project is also conditioned to record a noise notice and avigation easement on the property. Based upon the preceding analysis, the proposed materials storage yard is consistent with the provisions of the McClellan-Palomar Comprehensive Land Use Plan. C. Carlsbad Airport Centre Specific Plan The proposed materials storage yard is located within the Carlsbad Airport Centre Specific Plan area and, therefore, is subject to the provisions of Specific Plan 18l(C). The proposed outdoor storage use is consistent with the industrial uses allowed within the Specific Plan. As with the CUP 02-02 -PUBLIC w&s MATERIALS STORAGE - July 17, 2002 Page4 Planned Industrial (P-M) zoning designation discussed below, the Specific Plan contains certain performance standards regarding noise, odor, vibration, and air quality. The proposed storage yard would be subject to these ongoing performance standards. Since the project does not involve any structures, there are very few development standards within the Specific Plan that apply to the storage yard project. With regard to outdoor storage, the Specific Plan requires that the area be visually screened from adjacent streets and property with either a solid concrete or masonry wall, or other durable material approved by the Planning Director. Given the temporary nature of the storage yard and the natural screening due to the topography, the proposal for chain link fencing with privacy slats would provide adequate screening of the yard from adjacent streets and property. Therefore, the proposed Public Works Materials Storage project is consistent with the Carlsbad Airport Centre Specific Plan. D. Planned Industrial (P-M) Zone The project site is located within the Planned Industrial (P-M) zone and, therefore, is subject to the provisions of Chapter 21.34 of the Zoning Ordinance. The P-M zone allows for office and industrial uses, including storage areas. Therefore, the proposed outdoor storage is consistent with the permitted uses in the P-M zone. Since the proposed materials storage yard does not involve any structures, there are very few development standards that apply to the project. The P-M zone does require that all fencing be a maximum of six feet in height. It also requires that all outdoor storage areas be screened from public views. The proposed six foot high chain link fence with privacy slats would surround the storage yard and the site's elevation is above the existing graded pads and roadway. Therefore the project site is screened from public views. The storage operations would need to comply with all performance standards of the P-M zone, namely noise, odor, vibrations, air quality, and waste discharge. Given the above, the proposed materials storage yard is consistent with the P-M zone. E. Conditional Use Ordinance According to Section 21.42.010(2)(J) of the Zoning Ordinance, accessory public facilities and appurtenances are allowed in all non-residential zones with the approval of a Conditional Use Permit. Four findings must be made in order to approve a Conditional Use Permit. These findings, elaborated in Planning Commission Resolution No. 5236, deal mostly with the project's consistency with the General Plan, desirability for the community, and compatibility with its site and surroundings. The proposed materials storage yard is desirable and necessary to accommodate the staging needs of Public Works repair and maintenance operations. The project is consistent with the Planned Industrial General Plan and Zoning designations. All of the proposed features can fit within the existing, disturbed portion of the site without encroachment into existing open space. The existing topography and proposed fence with privacy slats screen the proposed storage yard from the existing graded pads and roadway. The site would be served by an all-weather access road off of Palomar Oaks Way, an industrial street with a capacity of 10,000 average daily traffic trips. Given the above, the required findings for a Conditional Use Permit can be made for the proposed Public Works Materials Storage project. CUP 02-02-PUBLIC w&s MATERIALS STORAGE - July 17, 2002 Page5 F. Growth Management Ordinance Since the proposed Conditional Use does not involve the construction of any structures, only three of the Growth Management facility performance standards apply to the project. Table 3 below details the project's conformance with those applicable facility performance standards. TABLE 3-GROWm MANAGEMENT COMPLIANCE Standard Impacts/Standard Compliance City Administration n/a n/a Library n/a n/a Waste Water Treatment n/a n/a Parks n/a n/a Drainage PLDAC Yes Circulation 20ADT Yes Fire Station #4 Yes Open Space n/a n/a Schools n/a n/a Sewer Collection System n/a n/a Water n/a n/a F. Zone 5 Local Facilities Management Plan The Public Works Materials Storage is located within Local Facilities Management Zone 5. There are no special development conditions in the zone plan that apply to this temporary use. Except for the public access road, no public facilities are needed to serve the development. In addition, the project is conditioned to comply with all requirements of the zone plan. Given the above, the proposed project is consistent with the Local Facilities Management Plan for Zone 5. V. ENVIRONMENTAL REVIEW The proposed outdoor materials storage project was reviewed for its potential environmental impacts. Although the proposed project could have a significant effect on the environment with regard to storm water pollution, offsite drainage, and biological resources, there will not be a significant effect in this case because mitigation measures have been added to the project. These mitigation measures, detailed in Planning Commission Resolution No. 5635, require the applicant to comply with the City's National Pollutant Discharge Elimination System permit, prepare a Storm Water Pollution Prevention Plan, stake and flag the existing native habitat to preclude encroachment, and return the site to its existing condition after the storage use ceases. Given these mitigation measures, the Planning Director determined that there would not be a significant adverse environmental effect due to the project and issued a Mitigated Negative Declaration on June 27, 2002. No comments were received during the 20-day public review period. CUP 02-02 -PUBLIC w&s MATERIALS STORAGE - July 17, 2002 Page6 ATTACHMENTS: 1. Planning Commission Resolution No. 5235 (Mit Neg Dec) 2. Planning Commission Resolution No. 5236 (CUP) 3. Location Map 4. Background Data Sheet 5. Reduced Exhibit 6. Exhibits "A" -''B", dated July 17, 2002. MG:cs:mh -- PUBLIC WORKS MATERIAL STORAGE CUP 02-02 --BACKGROUND DATA SHEET CASE NO: CUP 02-02 CASE NAME: Public Works Materials Storage APPLICANT: City of Carlsbad Public Works D~artment REQUEST AND LOCATION: Request for a Conditional Use Permit to allow the temporary use of a vacant lot as a materials storage area for Public Works maintenance and construction activities throughout the City. LEGAL DESCRIPTION: Lots 65 and 66 of Carlsbad Tract No. 81-46, Unit 3, according to Map No. I 1289, filed in the Office of the County Recorder of San Diego County on July 16. 1985, in the City of Carlsbad, County of San Diego, State of California APN: 212-081-01, -02 Acres: 5.84 Proposed No. of Lots/Units: ~n/~a~------- GENERAL PLAN AND ZONING Land Use Designation: =-P=lann==ed"'-=In=d=u=stn=·a=-1 "'-'(P'"""I..__) _________________ _ Density Allowed: ~n/=-a~------Density Proposed: ~n/=-a~---------- Existing Zone: P-M Proposed Zone: .... P~-M'-'=------------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-M PI Vacant North P-M PI Vacant South P-M PI Vacant industrial pads East P-M PI Vacant West P-M PI Vacant -future roadway PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): ~0c-=E=D=-U-=---------------- ENVIRONMENT AL IMPACT ASSESSME1'T'f [8J Negative Declaration, issued ""'Jun=e'-"2=7'-'--=2=-0=02=------------------ D Certified Environmental Impact Report, dated _______________ _ D Other, _____________________ _ SCALE 1" = 100' \ ---------CARRIER AVE. 170' (NOT IMPROVED) ----APN 212-082-01 \ APN N , \ 212-082-02 , \ ----- 70' x 15' Asphalt ------- -------L-------- PUBLIC WORKS MATERIALS STORAGE -CUP 02-02