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Home My WebLink AboutV 368; Kubota; Variance (V)APP-CATION SUBMITTAL DATE JUNL 17, 1985 STAFF REPORT DATE : AUGUST 28, 1985 TO: PLANNING COMMISSION FROM: LANE USE PLANNING OFFICE SUBJECT: SDP 85-8/V-368 - KUBOTA - Request for approval of a site development plan to develop two off ice buildings and approval of a variance to reduce the frontyard setback from 20 feet to 15 feet on the west side of Pi0 Pic0 Drive between Buena Vista Avenue and Las Flores Drive in the RP-Q zone. I. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land use Planning Manager and ADOPT Resolution Nos. 2480 and 2481, APPROVING SDP 85-8/V-368, based on the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION The applicant is requesting approval of a site development plan to construct two office buildings on .48 acres located as the front yard setback from 20 feet to 15 feet. . described above. A variance has also been requested to reduce The two office buildings are 2,160 square feet and 2,671 square feet in area. Due to the split level design, the buildings vary in height from one to two stories. For the most part, the one- story elevation faces Pi0 Pic0 Drive and the two-story elevation faces the freeway. The subject property is relatively level and is presently being used for agriculture. The site is located on a long, narrow triangle of land located between 1-5 and Pi0 Pic0 Drive. Seventeen parking spaces would be located to the rear of the structures, meeting the parking requirements for an office use. The subject'property has a zoning designation of RP-Q. Specifically, this allows for the development of low-intensity business and professional offices in conjunction with or adjacent ,; to residential areas. The "Q" Overlay is intended to allow the p Commission to impose development standards to further ensure compatibility with adjacent existing and proposed projects. In 1979, the subject lot was part of a site development plan approval to allow construction of a professional office complex. The project was never developed and the site development plan subsequently expired. A dental/medical office building was later constructed on an adjacent lot under another site development plan. A second dental building was recently approved by the Planning Commission on one of the lots covered under the original site development plan. Three other office buildings have been erected two blocks south. Land uses adjacent to the site include the freeway to the west, and single family residences to the east. A single family residence converted to an office use is located to the north; 1-5 and Pi0 Pic0 converge at the southern end of the property. 111. ANALYSIS Planning Issues 1) Is the site adequate in size and shape to accommodate 2) Is the development compatible with surrounding the proposed development? d ev el opme n t ? 3) Will the project create any adverse traffic impacts? 4) Can all the findings, required for approval of a variance, be made? Specifically: a) That there are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same vicinity and zone; b) That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question; c) That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located; adversely affect the comprehensive General Plan. d) That the granting of such variance will not ,A: Discussion - SDP 85-8 Staff believes the proposed use is compatible with other office uses in the area. Office architecture along Pi0 Pic0 Drive has not developed with one dominant style but rather a mixture of -2- types including Colonial, Victorian, Spanish and contemporary. The proposed buildings have a contemporary style of architecture with strong horizontal elements featuring extensive use of wood siding accented with bronze-tone glass. Since no architectural theme has been established for the buildings along Pi0 Pic0 Drive, this design will not violate any prevailing style. Staff believes it should represent a handsome addition to Carlsbad's office structure. If the variance request is approved, all setback and parking requirements will have been met onsite. A landscaped swale featuring pedestrian bridges to each building will be located in the frontyard setback. A patio at the rear of the southernmost building will provide an outdoor eating area for employees. Staff had some concern over the six parking spaces proposed adjacent to Interstate 5. To mitigate the visual impacts from the freeway, the applicant has agreed to provide a 5 foot landscaped buffer between the freeway and the parking area. Fifteen gallon shrubs will be planted, prior to building occupancy, to visually screen parked cars from the freeway. As indicated on Exhibit "C", the applicant is proposing to develop the project in two phases. The southern structure will be constructed first with adequate parking provided to serve that facility. The vacant portion will be planted to prevent erosion . Engineering staff has concerns regarding access to this property and the adjacent property to the north, due to the possible proximity of driveways. It is engineering policy to establish a shared driveway/access whenever possible. To ensure that traffic impacts of this project are kept at a minimum, the applicant will be required to sign a joint driveway/access agreement with the property to the north. This means that as development occurs on the property to the north, the new applicant will be required to sign the same shared access agreement so that both properties will share one driveway on Lot B (see Exhibit "1"). Construction of this driveway will not actually occur until Lot A is developed with a new office building. Discussion - Variance As previously stated, the applicant is requesting a variance to reduce the frontyard setback from 20 feet to 15 feet. Staff believes all of the necessary findings can be made for approval. First, the lot is exceptional due to the unusual triangular shape. This severly constrains the site and reduces the c buildable area. 9, Secondly, staff believes the variance is necessary to permit the . applicant development of a viable office project, a substantial property right shared by other properties in the vicinity. As shown on Exhibit "l", the three other office projects in the area -3- all have setbacks of 10 feet or 15 feet along Pi0 Pic0 Drive. This was permitted because the projects front on other streets and Pi0 Pic0 Drive happens to be their street sideyard. The Zoning Ordinance specifies a requirement of 10 feet for a street sideyard in the R-P zone. These buildings all appear to have reduced front yards because they face Pi0 Pic0 Drive but actually the 20 foot frontyard setback is on another street. Because other properties in the area already have a 10 foot or 15 foot setback along Pi0 Pico, staff does not believe that approval of the requested variance would be detrimental to the public welfare or surrounding properties. Finally, staff believes that granting of the variance would not adversely affect the comprehensive General Plan. The variance would allow greater use of the property, better enabling the applicant to implement the land use specified by the General Plan. Overall, staff believes the proposed project meets all requirements of the R-P zone and that the findings can be made for approval of a site development plan and the requested variance. Staff , therefore, recommends approval of SDP 85-8 and V-368 . IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, . therefore, has issued a Negative Declaration on July 27, 1985. ATTACHMENTS 1) Planning Commission Resolution Nos. 2480 and 2481 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Exhibit "1" 7) Reduced Exhibits 8) Exhibits "A" - "D" , dated July 30, 1985 AML : bn 8/5/85 -4- - LOCATION MA. - KUBOTA \ SDP 85-8 \ \ 4 LAS FLORES i il .- BACKGKWND DATA ,WET CASE ND: SDP 85-8n-368 APPLICANT: KuB(TrA RMKTEST AND EA!l?IoN: mest for amroval of a site develoanent plan to deve- LEGAL DESCRIPTION: Portion of LDt 4, Tawnship 11 South, Range 4 West, Section 31, City of Carlsbad. APN: 156-120-61 Acres .48 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land use Designation 0 Density Allowed N/A Density Proposed N/A Existing Zone m* Proposed Zone N/A Surrounding Zoning and Land Use: zoning Land Use Site l?P+ North RpQ south os 0 0 os East F+1-7500 RLM West Freeway Freeway PUBLIC FACILITIES CarlSbad/ School District Carlsbad Water Costa Real Sewer Carlsbad EDU's N/A Public Facilities Fee Agreement, dated June 17, 1985 i, ENVIRONMENTAL IMPACT ASSESSMENT - X Negative Declaration, issued July 27, 1985 - E.I.R. Certified, dated Other, 2 Jack Y. and Patricia R. Kubota P.O. Box 1095, Carlsbad, California 92008 APPLICAm : Name (individual, partnership, joint Venture, corpotation, syndication) f Butinor* Addr-S (619) 729-1194 Telrphono Nlrmkr AGENT: ’ Robert J. Royce, -AIA Nam. .. .. 2956 Roosevelt Street, -Suite 3, Carlsbad, California 92008 - .. . BUS-. Addre88 .- (619) 434-6259 Telephone N-r M -. . WRSt n/a Mame .(individual, partnu, joint. Eane Address venture, corporation, syndication) - -. Business Address - - Telephone Number * Telephone Number I ? Ecxao Address 2;- %sineos Address - I Tele3hor.e Nder Telephone Xunber . ... . DEVELOPMENTAL SERVICES LAND USE PLANNINQ OFFiCE 1200 ELM AVENUE CARLSBAD, CA 92008-1989 (619) 438-5591 PFOJECT ADnRESS/LKATIa;f: Drive, north of Buena Vista Way. 2585 Pi0 Pic0 Drive, west side of Pi0 Pic0 PRWECT DESCRI?TIm: buildinas with square footwe of 2,671 sq. ft. ad 2,160 sq. ft. A variance is requested to reduce the frontyard setback to 15 ft. The City of Carlsbad has corducted an environmental review of the above described project firsuant to the Guidelines for Implementation of the California Enviromental mality Act and the Fnvironmental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a sig~ificant hpact cn the envirmnent) is hereby issued for the subject project. Constn-iction of two professional office As a result of said Justification for this action is on file in the . Land Use Planninq Office. A mpy of the Negative Declaration with supportive docments is on file in the Land Use Planning Office, City Hall, 1200 ~lm Avenue, Carlsbad, CF.. 92OC8. Cannents frm the plblic are invited. Please suhnit ments in writing to the Land use Planning Office within ten ( 10) days of date of issuance. PTED: July 27, 1985 CASE NO: SDP 85-8/V-368 Land Use Planning Manager APPLICANT: Kubota PUBLISH WTE: July 27, 1985 ND-4 5/8 1 .. \A 1 - r EXHIBIT 1 10' ImLn- BUENA VISTA AVE KNOW- AVE \ STRATFORD J 20' SETBACK J UaUNA ST r- b: ' &. __- - -Y . 9' ! t I I< I I