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HomeMy WebLinkAbout2016-03-16; Planning Commission; ; SP 180(I) - CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: March 16, 2016 P.C. AGENDA OF: March 16, 2016 Project Planner: Greg Fisher Project Engineer: Steven Bobbett SUBJECT: SP 180(I) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 – Request for a recommendation of approval of a Specific Plan Amendment to include a new land use category (Area 2c – Light Industrial/Commercial Tourist) that would allow a commercial hotel and related business traveler uses on Lot 75 of the Carlsbad Research Center Specific Plan with the approval of a Conditional Use Permit. The property is generally located on the southwest corner of Faraday Avenue and Van Allen Way within the Carlsbad Research Center and in Local Facilities Management Zone 5. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061(B)(3) (General Rule) and City of Carlsbad Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code amendments that do not involve physical modifications or lead to physical improvements beyond those typically exempt. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7153 RECOMMENDING APPROVAL of Specific Plan Amendment SP 180(I), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Background: The Carlsbad Research Center Specific Plan area consists of approximately 559 acres and is located on the north side of the McClellan-Palomar Airport, west of El Camino Real, and bisected by both Faraday Avenue and College Boulevard. The Carlsbad Research (CRC) Specific Plan is a regulatory document governing development within the area defined as the CRC. The CRC is an existing comprehensively planned industrial/business park containing a mixture of research and development, industrial, office, commercial, and open space uses. The Specific Plan regulates the uses and provides the development standards for the CRC area. The CRC Specific Plan also supersedes the development standards of the underlying C-M zoning designation of the properties within the CRC business park. The original Specific Plan was adopted in 1981 and has been revised through the years to reflect changing development standards and use changes. Lot 75 is one of the remaining three vacant properties within the CRC. It is located at the corner of Faraday Avenue and Van Allen Way, near the central intersection of College Boulevard and Faraday Avenue. Table A below includes the General Plan designations, zoning and current land uses for the project site (Lot 75) and surrounding properties. 4 SP 180(I) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 March 16, 2016 Page 2 TABLE A Location General Plan Designation Zoning Current Land Use Site Planned Industrial (PI) Light Industrial (Area 1) Undeveloped North Planned Industrial (PI) Light Industrial (Area 1) ThermoFisher Industrial/Office South Planned Industrial (PI) Light Industrial (Area 1) Industrial/Office East Planned Industrial (PI) Commercial – Retail (Area 2A) Islands at Carlsbad Food Court West Planned Industrial (PI) Light Industrial (Area 1) Industrial/Office Project Description: As requested by the owner of Lot 75, the project amends the CRC Specific Plan Land Use table by proposing a new, hybrid Land Use category for the Specific Plan, designated as Area 2c – Light Industrial or Commercial Tourist, and then placing that Area 2c Land Use category on Lot 75. Area 2c will allow for either Light Industrial uses as currently permitted in (Area 1) or a Commercial hotel and related business traveler uses as currently permitted in (Area 2a), see Figure 5. Lot 75 is located on the southwest corner of Faraday Avenue and Van Allen Way, is currently vacant and has already been graded in conjunction with the original CRC mass-grading for development of the site. This lot is centrally located within the CRC and located directly across the street from Area 2a – Commercial Retail which is developed with the Islands Food Court. As requested, all allowed uses and development relating to both Land Use categories Area 1 (planned industrial) and Area 2b (hotel and business traveler uses) will be applicable to new Land Use Area 2c (Lot 75). In the event that the property is developed pursuant to the new Land Use category Area 2b (hotel), all projects will require a Conditional Use Permit subject to the approval of City Council. Based on strong interest in hotel and related business traveler uses within the City and more specifically within proximity to McClellan-Palomar Airport, this new Land Use classification will create flexibility for the future use of this lot. The CRC is the largest business park in the City, but presently contains only one business hotel within its boundaries (Marriott Residence Inn). The applicant has provided documentation to support the viability of a business hotel use on Lot 75 (see Attachments No. 5, 6 and 7). As recommended, an approval of a hotel and related business traveler use at this location would require City Council action through approval of a Conditional Use Permit. The proposed changes to the CRC Specific Plan are shown in an underline/strikeout exhibit attached to the City Council draft ordinance. III. ANALYSIS The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. General Plan Land Use Element – Planned Industrial (PI) Land Use Designation; B. Carlsbad Research Center Specific Plan (SP 180(I)); C. Heavy Commercial Limited Industrial Zone – (C-M) (Carlsbad Municipal Code, Chapter 21.30); D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and E. Growth Management Ordinance (Local Facilities Management Plan Zone 5). The recommendation for approval for this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the following sections. SP 180(I) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 March 16, 2016 Page 3 A. General Plan The proposed amendment is consistent with the policies and programs of the General Plan as it promotes continued growth of visitor-oriented land uses, and provides enhanced opportunities for new hotels and visitor services in desirable locations. The site is also generally located near major transportation corridors and proximate McClellan-Palomar Airport. Therefore, SP 180(I) is consistent with the Land Use Elements of the General Plan as illustrated in the Table B below: TABLE B: GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES AND IMPROVEMENTS COMPLY Land Use 2-G.10 Promote continued growth of visitor- oriented land uses, and provide enhanced opportunities for new hotels and visitor services in desirable locations. The project consists of adding a new Land Use area designated (Area 2c – Light Industrial or Commercial Tourist) that would conditionally allow the development of a commercial hotel and related business- traveler uses on a centrally- located property within the CRC. Yes 2-P.23 Sites designated for “Visitor Commercial” uses should generally be located near major transportation corridors and proximate McClellan- Palomar Airport, and businesses in the Palomar Airport Road Corridor. The project site is located in the middle of the Carlsbad Research Center just north of the McClellan-Palomar Airport and adjacent to many large businesses such as Thermo Fisher, Callaway Golf, Taylor Made, and Medtronics. Yes 2-P.29 Include provisions in the Zoning Ordinance to allow service and support uses in areas designated Planned Industrial; such uses may include but are not limited to commercial/retail uses that support planned industrial uses, office uses, places of worship, recreation facilities, education facilities, conference facilities, daycare centers, short-term lodging, and other service uses. The new Land Use area (Area 2c – Light Industrial or Commercial Tourist) will allow for short-term lodging and complement the CRC park site businesses by providing an additional commercial support facility. Yes Mobility 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The proposal does not require improvements to the existing street system as it allows additional land use flexibility only. The future development of Lot 75 will be conditioned to pay all necessary impact fees. Yes SP 180(I) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 March 16, 2016 Page 4 TABLE B: GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES AND IMPROVEMENTS COMPLY Public Safety Ensure that development in the McClellan-Palomar Airport Influence Area is consistent with the land use compatibility policies contained in the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). In accordance with the ALUCP, the project was submitted to the Airport Land Use Commission for a determination of consistency with the ALUCP. On February 24, 2016, the Airport Land Use Commission adopted a resolution determining that the Specific Plan Amendment was conditionally consistent with the ALUCP. The conditions consist with complying with the requirements of the ALUCP for development within the Airport Influence Area. Yes B. Carlsbad Research Center Specific Plan Amendment 180(I) The proposed specific plan amendment SP 180(I) is a property owner initiated amendment to the CRC Specific Plan proposing to create a new Land Use category designated Area 2c – Light Industrial or Commercial Tourist. This new Land Use that would allow land use flexibility such that either a light industrial R & D office building or a commercial hotel and related business traveler use could be developed on Lot 75. This additional flexibility is internally consistent with the purpose and intent objectives of the existing Specific Plan to ensure an industrial development that conforms to the community goals and values for industrial development. As indicated in the General Plan consistency Table B above, the amended Specific Plan complies with the goals, objectives, and policies of the various elements of the General Plan and can therefore be found to be consistent with the General Plan. The CRC Specific Plan will continue to be the controlling document for the development of the CRC. It will continue to further the objectives and policies of the General Plan and not obstruct their attainment. The Specific Plan Amendment is required to change the text and exhibits of the plan to allow for the applicant’s request. The future physical development of the site (Lot 75) requires compliance with the development standards of the Carlsbad Research Center Specific Plan. Therefore, the amendment is consistent with the CRC Specific Plan. All infrastructure needed to serve the industrial park is presently in place in accordance with the Zone 5 Local Facilities Management Plan, regardless of the ultimate use of the property. C. Heavy Commercial Zone – Limited Industrial (C-M) (Carlsbad Municipal Code, Chapter 21.30) The underlying Limited Industrial (C-M) Zone development standards and permitted uses are superseded by the development standards and permitted uses of the Carlsbad Research Center Specific Plan and therefore are not applicable except where specifically noted in the Specific Plan. D. McClellan-Palomar Airport Land Use Compatibility Plan The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The ALUCP was adopted on March 4, 2010 and all projects within its boundary are required to be reviewed for consistency with its goals and policies. In accordance with the SP 180(I) – CARLSBAD RESEARCH CENTER SPECIFIC PLAN AMENDMENT FOR LOT 75 March 16, 2016 Page 5 ALUCP, the project was submitted to the Airport Land Use Commission for a determination of consistency with the ALUCP. On February 24, 2016, the Airport Land Use Commission adopted a resolution determining that the Specific Plan Amendment was conditionally consistent with the ALUCP. The conditions consist with complying with the requirements of the ALUCP for development within the Airport Influence Area. E. Growth Management Ordinance (Local Facilities Management Plan Zone 5) The project area is located within Local Facilities Management Zone 5 in the northwest quadrant of the City. The Specific Plan amendment project does not have any impacts on public facilities. All required infrastructure is already in place to serve the CRC Park. Fees for development impacts are levied at building permit issuance pursuant to LFMP Zone 5 requirements. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project is exempt from the provisions of CEQA, pursuant to CEQA Guidelines Section 15061(B)(3) (General Rule) and City of Carlsbad Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code amendments that do not involve physical modifications or lead to physical improvements beyond those typically exempt. ATTACHMENTS: 1. Planning Commission Resolution No. 7153 2. Location Map 3. Disclosure Statement 4. CBRE letter dated June 19, 2015 5. CBRE letter dated September 14, 2015 6. Business Hotel Distribution – Carlsbad Industrial Corridor Map COLLEGEBLFARADAYAV VANALLENWYNEWTONDRRUTHERFORDRDSP 180(1) Carlsbad Research CenterSpecific Plan Amendment for Lot 75 SITE MAP JPALOMARAIRPORTRD E L C AMREALL A COSTA AV C A R L S B A D B LELCAMINOREAL MELR O S E DRAVIARAPY RANCHOS ANTAFERDCOLLEGEBLSITE COMMERCIAl REAl ESTATE SERVICES Roger G. Carlson Lie. 01236185 Senior Vice President CBRE, Inc. Brokerage Services Office/R&D/Industrial Properties June 19,2015 Don Neu, AICP City Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Re: Viability of Carlsbad Hotel Market Dear Don: CBRE 5780 Fleet Street Suite 100 ATIACHMENT4 Carlsbad, CA 92008-4714 +1 760 438 8533 Tel + 1 7 60 438 8592 Fax roger .carlson@cbre.com www.cbre.com This communication is written in regard to the Blackmore Carlsbad Research Center (CRC) Lot 75 application for a Specific Plan (SP) Amendment to allow the inclusion of Hotel uses along with office and R&D uses already permitted by the SP on the property. There has been a question in regard to the viability of additional and expanding hotel uses within the City of Carlsbad. Over the last few years there have been a number of hotel uses requested approved and constructed within the City. To the casual observer it may appear that more hotels have been "springing up" than niight be normal in the average community of just over 100 thousand residents. For the "average" community this may be a valid observation. However Carlsbad is by no means the average community. Carlsbad's location on the coast with a significant and accessible shoreline is just a "first example" of the demand for hotel uses within this diverse community. Of course there are many types of hotels for many types of patrons. The beach example covers a broad category of vacation tourism which is one of the San Diego County's prime revenue sources. There are numerous levels of tourism included in the Carlsbad example, beginning with the beach, but also including the many other tourist attractions, such as LEGOLAND, the flower fields, The Village and proximity to other significant San Diego County and Orange County amenities. Most communities don't even come close to possessing just the "tourism" venues in Carlsbad. In addition to the vacation attractions the City also has one of the premier collections of business parks in Southern California. There is almost 20 million square feet of office and industrial space which is home to some of the most prominent Fortune 500 companies i::is well as numerous R&D, manufacturing and administrative businesses. In today's business world congregations of high-end business parks create a huge demand for hotel (both short stay and extended stay) facilities. Located in the center of the Carlsbad business park complex is Palomar Airport which has one of the largest charter airline service facilities on the west coast (primarily serving business clientele). In addition the airport accommodates literally hundreds of corporate jets and corporate commuters monthly. © 2014 CBREr Inc. The information contained in this document has been obtained from sources believed reliable. While CBRE1 Inc. does not doubt its accuracyr CBRE1 Inc. has not verified it and makes no guarantee1 warranty or r9presentation about it.lt is your responsibility to independently confirm its accuracy and completeness. Arrt projections1 opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial and legal advisors. You and your advisors should conduct a careful, indepen!;lent investigation of the property to determine to your satisfaction the suitability of the property for your needs. C:\Users\rgcarlso\AppData\locai\Microsoft\Windows\Temporary Internet Files\Content.Outlook\ZZW5152E\City of Carlsbad Planning Staff. doc Clearly, any inclination to compare Carlsbad to an average community, even Southern California community in the context of hotel demand would be a misunderstanding of the circumstances of this unique City. Per the most recent CBRE Hotel Consulting Group market report current occupancy rates for North San Diego c6astal hotels which includes the Carlsbad area, are 85% with average room rates up 8.5% from 2014 levels. We believe that moving forward there are not enough properties in Carlsbad that have an existing land use designation which would allow hotel uses. The inquiries and interest in hotel development in the City of Carlsbad is very strong and warrants expansion of the opportunity for additional hotel uses. Sincerely, CBRE, Inc. Roger Carlson Senior Vice President + 1 7 60 522 8544 Cell roger.carlson@cbre.com