HomeMy WebLinkAbout2019-01-16; Planning Commission; ; CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGEItem No.
Application complete date: December 7, 2018
P.C. AGENDA OF:January 16, 2019 Project Planner: Esteban Danna
Project Engineer: Tecla Levy
SUBJECT: CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE –
Request for approval of a Conditional Use Permit and Minor Site Development Plan to
allow for the construction and operation of an 111,937-square-foot, two-story, self-
storage facility located at 2815 Caribou Court on the northeast corner of Faraday Avenue
and Whiptail Loop West on a 5.24-acre site, zoned Planned Industrial within the Carlsbad
Oaks North Specific Plan and within Local Facilities Management Zone 16. The City
Planner has determined that pursuant to CEQA Guidelines Section 15168(c)(2) and (e),
the project is a subsequent activity of the Carlsbad Oaks North Specific Plan, SP 211(C), a
project for which a program EIR (EIR 98-08) was prepared. This activity is within the scope
of the program approved earlier and the program EIR adequately describes the activity
for the purposes of CEQA.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7321 APPROVING Conditional
Use Permit CUP 2018-0013 and Minor Site Development Plan SDP 2018-0009, based on the findings and
subject to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
Project Site and Setting
The Carlsbad Oaks North Specific Plan area consists of approximately 414 acres north of Palomar Airport
Road and 1 1/4 miles east of El Camino Real. The area contains approximately 220 acres of dedicated open
space and 194 acres for the street network and development lots. The Specific Plan established 23 lots
for light industrial development. The project site is located on the northeast corner of Faraday Avenue
and Whiptail Loop West within the Carlsbad Oaks North Specific Plan. Access to the 5.24-acre project site
is via Caribou Court off of Whiptail Loop.
The significant slope of the undeveloped site was previously graded to create a large building pad with
slopes around the perimeter along Faraday Avenue, Whiptail Loop West and Caribou Court. The slope at
the corner of Faraday Avenue and Whiptail Loop West rises to the building pad from approximately 295
feet to 340 feet above mean sea level (amsl). Conversely, the elevation at the Caribou Court cul-de-sac
drops down to the building pad from 361 feet amsl to 345 feet amsl.
Project Description
The project applicant, David Brown, is requesting approval for the development of a self-storage facility.
The proposed facility would consist of one, two-story 94,110-square-foot main building, and three single-
story drive-up storage buildings ranging from 3,433 to 8,086 square feet. The main two-story building
2
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 2
houses mostly internally-accessed storage units of varying sizes, except around the perimeter of the first
story, which is designed with larger, drive-up units. A total of 768 storage units of varying sizes are
proposed.
Access to the property is via a two-way driveway located at Caribou Court and is directly in front of the
facility’s sales office. Customer parking is mainly in front of the sales office. The main building is separated
from the three drive-up storage buildings by a U-shaped drive aisle that complies with emergency vehicle
access requirements. The driveway is secured by a coded gate on either side. Additional customer parking
is provided behind the gates.
At its highest point, the main building measures 32’ - 4,” which is below the maximum allowed height of
35 feet. The architectural design is compatible with other industrial buildings in the immediate vicinity,
using a variety of building materials including stucco in various shades, smooth and split-face concrete
block, ribbed metal panels and glass. Additionally, street-oriented elevations include stepped back planes
and varied parapet heights to add more architectural interest and definition. Landscaping will be provided
on the project site, functioning as a visual buffer from adjacent roadways. The proposed structures
comply with the required additional hillside slope edge setbacks that act to reduce visual bulk and
massing. Proposed grading is limited to minor adjustments to the existing previously graded building pad.
Table 1 below shows the General Plan designations, zoning, and current land uses of the project site and
surrounding properties.
TABLE 1 – LAND USE DESIGNATION AND ZONING OF SITE AND SURROUNDINGS SITES
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (PI) Planned Industrial (P-M) Vacant
North Planned Industrial (PI) Planned Industrial (P-M) Vacant (proposed industrial)
South Open Space (OS) Open Space (OS) Open Space
East Planned Industrial (PI) Planned Industrial (P-M) Vacant (proposed industrial)
West Open Space (OS) Open Space (OS) Open Space
III. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. General Plan Land Use designation – Planned Industrial (PI);
B. Carlsbad Oaks North Specific Plan (SP211(C));
C. Planned Industrial (P-M) Zone (CMC Chapter 21.34);
D. Conditional Use Permit Regulations (CMC Chapter 21.42);
E. Site Development Plan (CMC Chapter 21.06);
F. Parking Ordinance (CMC Chapter 21.44);
G. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and
H. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 16.
The recommendation for approval of 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
and policies is discussed in the sections below.
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 3
A. General Plan Land Use Designation – Planned Industrial (PI)
The General Plan Land Use designation for the property is Planned Industrial (PI). Table 2 identifies
General Plan goals and policies applicable to the proposed project and describes how it complies with
those goals and policies.
TABLE 2 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLIANCE
Land Use and
Community
Design
Goal 2-G.2
Promote a diversity of
compatible land uses
throughout the city,
to enable people to live close
to job locations, adequate and
convenient
commercial services, and
public support systems such as
transit, parks, schools, and
utilities.
Goal 2-G.9
Accommodate a diversity of
business establishments in
appropriately-scaled settings,
including large-scaled
industrial and research and
development establishments
proximate to the McClellan-
Palomar Airport, regionally-
scaled shopping centers, and
neighborhood-serving
commercial centers with
smaller-sized stores,
restaurants and offices to
meet shopping, recreation,
and service needs of residents
and visitors.
Policy 2-P.28
The physical development of
industrial areas shall ensure
compatibility among a diverse
range of industrial
establishments.
Policy 2-P.30
Require new industrial
development to be located in
The self-storage facility provides a
desired storage facility for the
office, business, and personal uses
in an industrial area, generating
and providing a complementary
use that is characteristic of a light
industrial complex.
The facility design is compatible
with the adjacent buildings. Its
scale and size is appropriate along
Faraday Avenue and Whiptail Loop.
Existing buildings within the
Carlsbad Oaks North development
are of similar size and house
various uses that are
complementary to each other.
The proposed 111,937-square-foot
self-storage facility complies with
all minimum required setbacks
from the property lines and
provides ample landscaping
between the buildings and the
rights-of-way (public sidewalks).
The building is strategically placed
on the lot to allow safe ingress and
egress for vehicles to the facility
from Caribou Court. The proposed
buildings do not interfere with the
vehicular view corridors. In
addition, adequate room is
provided for fire trucks and
emergency response vehicles by a
24’ fire access lane. Because the
storage facility is considered a low
intensity use, one access road to
and from the property is adequate
to provide safe and convenient
access to the site.
Yes
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 4
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLIANCE
modern, attractive, well
designed and landscaped
industrial parks in which each
site adequately provides for
internal traffic, parking
loading, storage and other
operational needs.
Policy 2-P.37
Require new development
located in the Airport
Influence Area (AIA) to comply
with the applicable land use
compatibility provisions of the
McClellan Palomar Airport
Land Use Compatibility Plan
(ALUCP) through review and
approval of a site
development plan or other
development permit. Unless
otherwise approved by City
Council, development
proposals must be consistent
or conditionally-consistent
with applicable land use
compatibility policies with
respect to noise, safety,
airspace protection, and
overflight notification, as
contained in the ALUCP.
The proposed project is located
within the ALUCP Airport Influence
Area (AIA) Review Area 1 and
Safety Zone 4, which requires new
development to meet
compatibility, noise, safety,
airspace protection, and overflight
criteria. As discussed later in the
Staff Report, the project meets the
criteria, making it consistent with
the ALUCP development standards.
Noise Goal 5-G.2
Ensure that new development
is compatible with the noise
environment, by continuing to
use potential noise exposure
as a criterion in land use
planning.
Policy 5-P.12
Use the noise policies in the
McClellan-Palomar Airport
Land Use Compatibility Plan
(ALUCP) to determine
acceptability of a land use
within the airport’s influence
area (AIA) as depicted in the
ALUCP.
According to the General Plan’s
Land Use Compatibility for
Community Noise Environments
Table as well as the ALUCP’s Noise
Compatibility Criteria, the project
site is located outside the 60dB
CNEL noise exposure threshold.
Therefore, noise restrictions do not
apply to the proposed use and/or
development.
Yes
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 5
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLIANCE
Public Safety Goal 6-G.1
Minimize injury, loss of life,
and damage to property
resulting from fire, flood,
hazardous material release, or
seismic disasters.
Goal 6-G.2
Minimize safety hazards
related to aircraft operations
in areas
around the McClellan-Palomar
Airport.
Policy 6-P.18
Ensure that development in
the McClellan-Palomar Airport
Influence Area is consistent
with the land use
compatibility policies
contained in the ALUCP.
Policy 6-P.30
Encourage physical planning
and community design
practices that deter crime and
promote safety.
Policy 6-P.34
Enforce the Uniform Building
and Fire codes, adopted by
the city, to provide fire
protection standards for all
existing and proposed
structures.
The proposed project is not located
in an area susceptible to flooding
hazards. The project will meet all
required Building and Fire Safety
codes. Adequate fire access is
provided at all points around the
building.
The proposed building height is
well below the maximum FAA-
allowed height of 548 feet amsl as
identified in the Carlsbad Oaks
North Specific Plan and will not
interfere with airport operations.
The proposed use is a compatible
use within Safety Zone 4.
To help promote public safety,
specific building elements will be
added to the structure including
lighting, an entry/exit gate,
addressing, and an electronic
security system, etc. The project
also includes development details
as recommended by the Police
Department to promote safety
such as sidewalks and landscaping
to clearly guide the public to and
from entrances as well as utilizing
landscaping, signage, and screening
to define ownership of property.
Yes
Sustainability Goal 9-G-2
Undertake initiatives to
enhance sustainability by
reducing the community’s
greenhouse gas (GHG)
emissions and fostering green
development patterns –
including buildings, sites, and
To comply with the city’s Climate
Action Plan (CAP), a Greenhouse
Gas Analysis was conducted for the
project. The analysis determined
the proposed facility would
produce approximately 606.8
Metric Tons of Carbon Dioxide
Equivalent (MTCO2E) annually. The
Yes
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 6
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND
IMPROVEMENTS
COMPLIANCE
landscapes.
Policy 9-P.1
Enforce the Climate Action
Plan as the city’s strategy to
reduce greenhouse gas
emissions.
projected emissions are less than
the 900 MTCO2E screening
threshold. By emitting less than
900 MTCO2E, the project is
consistent with the Climate Action
Plan.
B. Carlsbad Oaks North Specific Plan (SP211(C))
The Carlsbad Oaks North Specific Plan is the controlling document for the development of the Carlsbad
Oaks North business park. The intent of the Specific Plan is to provide for the design, development and
operation of a light industrial complex of industrial, research and development, and office uses, with a
land use plan and development standards to ensure the development conforms to community goals and
values and protects adjacent land uses from unfavorable impacts. The Specific Plan defers many of the
development standards to the underlying zoning district, Planned Industrial (P-M), detailed in the
following section. The Specific Plan does, however, provide additional architectural and landscaping
guidelines.
The proposed project complies with all the standards set forth by the Carlsbad Oaks North Specific Plan.
The architectural design is compatible with other industrial buildings in the immediate vicinity, using a
variety of building materials including stucco in various shades, smooth and split-face concrete blocks
(cmu), ribbed metal panels and glass. The proposed color scheme of the facility will include muted grays
with deep red accents. Street-oriented elevations include recessed planes and varied parapet heights to
add more architectural interest and definition. Additionally, cmu on façades that front on Faraday Avenue
and Whiptail Loop West will be finished with plaster. Landscaping will function as a visual buffer from
adjacent roadways. Since the building pad is located at a higher elevation than the surfaces of Faraday
Avenue and Whiptail Loop, the buildings will comply with the required additional hillside slope edge
setbacks that act to reduce visual bulk and massing.
C. Planned Industrial (P-M) Zone (CMC Chapter 21.34)
The project is subject to all the Planned Industrial (P-M) Zone requirements, except where superseded by
the Carlsbad Oaks North Specific Plan. The project is consistent with the zoning district in which it is
located in that the proposed use is substantially similar to the intent and purpose of the Planned Industrial
zone. Table 3 demonstrates the project’s consistency with the required development standards for the
Planned Industrial (P-M) zone.
TABLE 3 – PLANNED INDUSTRIAL ZONE DEVELOPMENT STANDARDS
Standard Provided
Building Height 35 feet maximum 32’ – 4” proposed
Lot Coverage Maximum 50% of lot area Overall lot coverage is 28.4%.
Setbacks Front: 50 feet
Rear: 20 feet
Street Side: 35 feet
Interior Side: 10 feet
Front: 115’ – 7”
Rear: 85’ – 5”
Street Side: 115’ – 5”
Interior Side: 38’ – 1”
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 7
Employee Eating
Area
300 square feet of outdoor eating facilities
per each 5,000 square feet of building
area.
332 square feet provided (194
square feet indoor and 138
square feet outdoor) for 1,248
square feet of office area.
Additional nearby outdoor
employee eating area is available
in an existing mini-park on
Faraday Avenue that the City
Planner has deemed accessible by
walking.
D. Conditional Use Permit Regulations (CMC Chapter 21.42)
The proposed self-storage facility is a conditionally-permitted use in the Planned Industrial (P-M) zone
pursuant to Table A in CMC Section 21.34.020. The use requires Planning Commission approval of a
Conditional Use Permit subject to the provisions of CMC Section 21.42.070. The four findings for
approving a Conditional Use Permit for the construction and operation of a self-storage facility in the
Planned Industrial (PM) zone can be made pursuant to CMC Section 21.42.030, as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the General Plan, including the Specific Plan in
that the proposed self-storage facility will serve the adjacent industrial uses and draw customers
from within Carlsbad and surrounding cities to provide a necessary service. The project will result
in the development of a currently-vacant lot. The facility is in harmony with the General Plan by
providing desired storage space for the office and business uses in the industrial area, and the
proposed use is designed to be compatible with the surrounding uses.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone
in which the proposed use is to be located in that the proposed use is complementary to existing and
future industrial uses within the immediate vicinity as well as nearby residents because it is located
in a centralized area.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, Planning Commission
or City Council, in order to integrate the use with other uses in the neighborhood in that the 5.24-acre
site is adequate in size and shape to fully accommodate a self-storage facility. The self-storage
facility satisfies all applicable requirements, including but not limited to, setbacks, parking, security
fences, landscaping, and varying building elevations to give the building architectural interest. The
design of the facility is architecturally compatible with existing buildings in the Planned Industrial
(P-M) zone and within the Carlsbad Oaks North business park.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use in that the storage facility will be accessed from Caribou Court, which can
accommodate the 241 Average Daily Trips (ADT) expected to be generated by the proposed self-
storage use. The project is not anticipated to impact the existing levels of service on Whiptail Loop
or Faraday Avenue.
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 8
E. Site Development Plan (CMC Chapter 21.06)
Pursuant to CMC Section 21.34.050 and Carlsbad Oaks North Specific Plan Section I(I) – Entitlement
Approvals Permitted by the Specific Plan, a Minor Site Development Plan is required for development on
the subject property. In order to approve the Site Development Plan, certain findings must be made,
pursuant to CMC Section 21.06.020. The findings can be made since the proposed self-storage use is
consistent with the Planned Industrial (PI) General Plan Land Use designation and is a conditionally
permitted use within the Planned Industrial (P-M) zone. The project is located outside the 60 dBA CNEL
noise contour of the McClellan-Palomar Airport and the proposed structures are below the maximum FAA
allowed height limit. The project also complies with the City of Carlsbad Climate Action Plan (CAP).
Additionally, the proposed project is will not be detrimental to existing properties. The 111,937 square-
foot self-storage facility will not adversely impact the site, surroundings, or traffic circulation in that the
existing surrounding streets, which are fully improved, have adequate capacity to accommodate the 241
ADT generated by the project. The internal traffic circulation complies with Fire Department and Land
Development Engineering requirements. The proposed self-storage use is consistent with the uses
analyzed in the circulation analysis prepared for the Final Environmental Impact Report (EIR 98-08) for the
Carlsbad Oaks North Specific Plan. All zoning and specific plan development standards to which the project
is subject are met, including the setbacks, height, lot coverage, surface parking lot, employee eating areas,
perimeter and parking lot landscaping, drainage facilities and other ancillary improvements.
F. Parking Ordinance (CMC Chapter 21.44)
Self-storage facilities do not have an established parking requirement in the city’s Municipal Code.
However, there are several self-storage facilities within the city with a comparable ratio of parking spaces
to building square footage and none have had any issues with onsite parking and loading spaces. A parking
study was conducted as part of the review process to determine an adequate number of parking spaces
for this project. By applying the Institute of Transportation Engineers (ITE) parking generation calculation
peak parking demand, a self-storage facility demands 0.14 parking spaces per 1,000 square feet of building
area, meaning this project would require 15 parking spaces. The project proposes 1,442 square feet of
office area within the main storage building. Per Table A in CMC Section 21.44.020, the subject office use
requires six parking spaces (four spaces per 1,000 square feet of office area). The total required parking
spaces for the project is 21 spaces. The project proposes 25 parking spaces.
G. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The proposed project is located within the Airport Land Use Compatibility Plan’s (ALUCP) Airport Influence
Area (AIA) Review Area 1 which requires new development to meet certain airspace protection and height
of structure criteria. The proposed project is compatible with the ALUCP development standards. At 370.5
feet amsl, the proposed building height is well below the maximum FAA-allowed height limit of 548 feet
amsl as identified in the Carlsbad Oaks North Specific Plan.
The airport noise contours are established for the purpose of evaluating the noise compatibility of land
use actions in the AIA. Section 3.3.3(a) of the ALUCP states that the threshold for noise evaluation is the
projected 60dB CNEL contour. This contour defines the noise impact area of the airport. As shown in
Exhibit III-1 of the ALUCP, the proposed project site is located outside the 60dB CNEL noise exposure
range. Therefore, no noise restrictions apply to the proposed development.
CUP 2018-0013/SDP 2018-0009 (DEV2018-0101) – NORTH OAKS SELF STORAGE
Date January 16, 2019
Page 9
As described in Section 3.4 of the ALUCP, the purpose of the safety compatibility policies is to minimize
risks to people and property in the event of an aircraft accident by setting limits on the proposed land
uses. The safety zones shown in Exhibit III-2 of the ALUCP divide the airport vicinity into six safety zones,
each representing relative risks associated with an aircraft accident. The project is located in Safety Zone
4 and per Table III-2 in the ALUCP, the proposed use is a compatible use within the safety zone.
Additionally, the project is not required to provide overflight notification because the proposed use is not
residential.
H. Growth Management Ordinance (CMC Chapter 21.90) and the Zone 16 Local Facilities Management
Plan
The proposed project is located within Local Facilities Management Zone 16 in the Northeast Quadrant of
the city. As a result of the implementation of the Carlsbad Oaks North Specific Plan and subsequent lot
grading and other improvements within the development, all infrastructure needed to serve the industrial
park is presently in place in accordance with the Zone 16 Local Facilities Management Plan. The impacts
on public facilities created by the project, and its compliance with the adopted performance standards,
are summarized in Table 4 below.
TABLE 4 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment N/A Yes
Parks N/A Yes
Drainage N/A Yes
Circulation 241 ADT Yes
Fire Station No. 5 Yes
Open Space N/A Yes
Schools N/A Yes
Sewer Collection System 0.80 EDU Yes
Water 332 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that pursuant to CEQA Guidelines Section 15168(c)(2) and (e), the project
is a subsequent activity of the Carlsbad Oaks North Specific Plan, SP 211(C), a project for which a program
EIR was prepared. This activity is within the scope of the program approved earlier and the program EIR
(EIR 98-08) adequately describes the activity for the purposes of CEQA. The Carlsbad Oaks North Specific
Plan Final EIR 98-08 was certified by the City Council on October 8, 2002 in connection with the prior
project. This project is consistent with the Specific Plan cited above and the project has no new significant
environmental effects not analyzed as significant in the prior EIR. No further environmental review is
required.
ATTACHMENTS:
1. Planning Commission Resolution No. 7321
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibits “A” – “P” dated October 18, 2017
FARADAY AVFARADAY AVWWHHIIPPTTAAIILLLLOOOOPPCCAARRIIBBOOUUCCTT
EELLFFUUEERRTTEESSTT
CUP 2018-0013 / SDP 2018-0009 North Oaks Self Storage
SITE MAP
JPALOMARAIRPORTRD
E
L
CAMREALEL
CAMINOREAL
LA CO STAAV
C
A
R
L
S
B
A
D
B
L MELROS
E
DRCOLLEGEBLA
VIARAPY
RANCHO SANTAFERDSITE
Attachment 2
Attachment 3
Attachment 4